Once you get it mutually executed and deliver earnest money promptly to open escrow (and pass attorney review in some states, pass a grace period in others) then you’ve entered into a legally binding agreement, and not before.

Red Flags to Watch Out For:Lack of Local Knowledge: An agent who is not familiar with the local market or doesn't stay up-to-date with market trends can be a red flag.Poor Communication: If an agent is unresponsive, doesn't return your calls or emails promptly, or doesn't communicate clearly, it can lead to misunderstandings and issues during the buying process.Limited Experience: While every agent has to start somewhere, if you're dealing with a very inexperienced agent who lacks a track record, you may want to consider whether they can effectively guide you in real estate investing.Conflict of Interest: Make sure the agent doesn't have any conflicts of interest that could compromise your best interests.

@Ned Carey @Jerry Kluckily many counties in NJ participate in an e-recording site that streamlines the process...From New Jersey StatuesAny and all assignments of a tax sale certificate purchased pursuant to this section shall be promptly recorded in the office of the county clerk or register of deeds, as the case may be, of the county wherein the real property is situate, and a photocopy of the recorded assignment shall be served upon the local tax collector by certified mail, return receipt requested.

The property manager gave me a huge estimate to fix the issues, which I promptly paid, but it is still taking them forever to finish the work!  

This helps you make informed decisions and take prompt actions to address cash flow challenges.10) Seek Professional Advice: Consult with financial professionals, such as accountants or financial advisors, who can provide guidance on cash flow management strategies tailored to your specific business needs.

They are general contractors and they have an entire host of subs for concrete, HVAC, etc at their disposal who are prompt and professional.

The error wasn't on our part, as we promptly revealed that we'd be using our personal names and not the trust.

Thanks so much for your prompt reply.  

Pay close attention to their responsiveness—do they reply promptly to your messages and inquiries?

@Shawn BurnsYearly lease PROs: 'Seems' more stable HOA's/COA's may require themMakes lenders happy with a warm and fuzzySeem to 'lock' the uninformed Tenant in for the duration; however they certainly do not - the Tenant can break at anytime; the Landlord may not break at anytime If the lease is broken you can retain the SD - however only the $ related to the amount of time until you find a new Tenant may be retained in addition to of course repairs Yearly lease CONs: Can be broken at ANY time by the Tenant- your only realistic recourse is to keep the SDBinds the property owner much more than it does the TenantA bit harder to evict due to non-payment Creates a 'maturity' event which prompts the Tenant to 'shop' around before renewing their Lease with youMonthly lease PROs:Gives the Landlord & Tenant the most flexibility - important for Landlords that may want to Sell or move-in Put's the Tenant on 'notice' throughout the duration, in that you can choose not to renew next month for no reason at allCan be set up to 'auto-renew' until cancelled by either partyThere is no 'maturity' event; essentially set it and forget it - there is no event which prompts the Tenant to shop around for a better unit or rent rateGives Landlords and Buyers of investment property much more flexibility when it comes time to sell for both the Seller and BuyerA bit easier to evictMonthly lease CONs:Tenant may choose may move out at anytime - this is the same with yearly - but with monthly it is implied, front and centerIf proper move-out notice is given - typically 30 days - you do not get to retain any portion of SD for rent related toMay not be allowed as an initial lease by some HOAs/COAsThere will be many arguments for either but from my experience yearly leases 'bind' the Landlord much more than they do the Tenant.