An LOI is nice because it puts something in writing and since you're creating it, you can tailor that message instead of relying on the broker to relay your offer. 

I use cozy since it’s free to both myself and the tenants and it’s tailored to landlords.

@James Dee A bridge loan probably makes the most sense in this situation.As an umbrella rule, debt is going to be cheaper than equity.Bridge lenders tailor their products to accommodate situations like the one you mentioned, so it shouldn't be too much of an issue to obtain bridge financing assuming you're otherwise creditworthy and the building is in a reasonable state.

They are elementary at best and NOT tailored to the clients’ specific needs or interests which should have been conveyed to us at the beginning.

I agree with @Bill Gulley that finding the motivation is very important, if you don't know why they want to sell you cannot tailor your offer so it helps close the deal.

Talk to local contractors in your market and tailor the costs in the spreadsheet to meet your local market and specific project needs.  4.

Every strategy has to be tailored to your personal needs and capacity for risk.

I'm not local to your area so I can't give you specific names, but I can tell you how I did it...I downloaded some sample contracts from BP and used them as a template and wrote up my own contracts specifically tailored to my needs.Then I googled "real estate attorney [my city]". 

I have built out a cloud-based PM site that is 100% tailored to my business. 

If you want any referrals let me know.If you share more details about what type of investing you plan to do I could tailor my advice better as well.May all your deals be winners!