Let me re phrase my question.

NOTE: When filling out your name as buyer on line 1 of the TREC, make sure to add after your name the phrase "and/or assignee," which will allow you to assign the contract to another person. https://www.youtube.com/watch?

As you hear about different things do a search for that phrase here and just start reading. 

@Donna MaynesYou are providing a service to the seller and tenant buyer,   The seller gets top sales price with agents fees and closing costs,  The phrase I use is "maximizing your equity dollars"  Sellers typically save 6 to 8% of the value of the house. 

Well since it sounds like everything is hot maybe I will re-phrase and say which towns in MA should I avoid or are least desirable?

I'm not a flipper but rather a buy-and-holder (if that's a phrase) so I invest out-of-state. 

the phrase "probably needs $5k worth of work" is a red flag.  

I got a call yesterday afternoon from a newbie RE investor I will try to para-phrase as best as I can .

The phrase "buy house" is too broad and you could pay for junk leads; the phrase "buy my house FAST" is the type phrase that results in higher quality (more motivated) leads.  

In this case you want one lease for current jointly occupying tenants, it should say something like they are jointly and seperately liable ( phrase per legal languge for your state).