I have a potential buyer but I have never done a purchase agreement and to be honest, I am nervous.....

This helps keep everyone honest. I

Thanks for you honesty, and you are right I don't have any of those options so yes i will have to put my mind to use and come up with the money.

Love the honesty.  

Honesty you just need to make sure they have -above a 650 credit score -no evictions, BK/ Bankrupts, or foreclosures-3x the income as the base rent -background check  Lastly get references of past landlords they have used and call them to get a feel of the tenant and make sure everybody who is living in the home over 18 is on the lease and does this.

You definitely want to connect with someone knowledgeable in the area so they can speak to you with full honesty about the areas. 

But that is too much work for me to be honest. I

In all honesty I would advise you to tell your motivated seller that your partner or yourself will buy the property.

Don't know yet, just being honest”I never responded to him after that.

And to be honest, I have been significantly better CoC returns on properties that I've bought in Colorado and Montana.