I have a future tenant who I've conversed with on a few occasions via email and text.  

On several occasions our investors asked if it was OK to take the offering to their accountant. 

Was close on a few occasions, but wound up buying residential.

Sometimes I take them down but on 2 occasions I did a double close.. but I made sure I had the powder dry to close... lest they just let my contract die and swoop in and grab it..

@Joe S.The only way to scale up if you do not want partners is to bring a lot of your own capital to the deal.On occasion, maybe you will find an owner who will carry some paper to reduce cash required.

This is the rare occasion when the only lesson to takeaway is to offer on houses when they look too good to be true.

On one occasion, I was speaking with the husband and wife and the husband refused to listen while he kept playing with his grandchild.

Only on very rare occasions have I ever made a loan without lenders title insurance. 

In two occasions I had a set W/D and a refrigerator left behind from previous residents, one tenant wanted to keep the refrigerator, one tenant wanted to remove the W/D.

I keep a quart handy for those wonderful occasions (easier to handle and lug up stairs).I would get to know the folks at your specialty paint store by name as they can be a good allies, too.Best of luck!