Never going to work with those people because they're either not serious, don't pay attention to details, they're sketchy, or all of the above.And if they don't have one or refuse to give it to you (never had that happen yet), they're not worth your time.THEN go after deals, negotiate them over the phone and when they say "Yes", call up that attorney and send them a retainer.If you don't have the money for a retainer, call the buyer and ask them to have their attorney to draw up a contract in which the buyer pays the attorney fees and retainers for this first deal and takes it out of your part of the deal.Hope all of this helps.

And one last thought: If you plan on doing this transitory investing, consider occupying a 4 plex each time, renting out the other units, and you will likely live for free as the other tenants make most or all of the mortgage payments from the start, and you’ll be out of the rat race after just a few moves.

Depending on your 401(k) plan, you may also be eligible to rollover a portion or all of your 401(k) into a self-directed retirement account.

Let them tell you their life story or all the heart aches they have with their life.

Are these spread out or all grouped on the same street??

They key is to find out what the seller needs.Any time you can get the seller to hold financing, whether it is some or all of it, it is a benefit.

A few more random thoughts from all these posts:- Instead of just getting an "or assigns" clause in the contract, why not put in a contingency along the lines of, "If due diligence indicates that the investment return on the property is inadequate, buyer can back out of the deal?"

You could also have a mixture of a few or all different kinds of leases.Sounds like a mess to me.

Are you looking to buy for $50k plus repairs or all in at $50kYou can definitely buy off market houses in that range that may need work in good neighborhoods, but to buy one off of the MLS it will be in the D class areas (Linden,Hilltop,etc) with D class tenants. 

But the peel/stick type glue on most of the vinyl flooring is inadequate for the job.