I can send a buyer or seller a blank contract or filled in at some parts leaving the price off of it, the first things to do is have a meeting of the minds as to terms and conditions, then we can negotiate price.

Anyways, I've read over this article by @Michael Blank on 'syndicating flips.'

Getting my business started is much more important to me than having toys so we are geared up to leaving the cards blank.

Or do i try out to get some type of blank loan and refi?

I am a long term SFR investor, rehab and flip entrepreneur, now staring out in commercial--retail and multi-family.  

But even a $125K appraisal would let you pay off your lender and get most of your cash back.The key here is you're staring with a junky house.

If you need a blank lease copy or anything more information feel free to ask.

In the contract your fee would be the 10K not just a blank figure.

These are simple one-page agreements where you will in the blanks. 

Using this method allows me to feel comfortable sending blank checks to Realtors and such to pay for minor things without needing to worry about losing more than a couple of thousand bucks.