At Little Bear Creek
Properties, we specialize in developing large tracts of land into individual
lots for home builders in the Raleigh, NC area. However, we often face
challenges in sourcing suitable properties th...

Does anyone have or know where to find a reliable basic purchase agreement when the price has been established?

Be careful of some of the lending requirements that may ask what your intention of the purchase is. 

I use that cash to scale up and buy more cash flowing houses with zero $ out of pocket.

The easiest spot would probably be the dining room and change the office to more of a smaller dining area. 

The idea behind buying a PM business would be bypassing the scaling of the business.

.- This will allow low down payment and the 203(k) allows repairs to be financed into the purchase mortgage.- The 203(k) will allow you to bid on properties that need repairs that won't qualify for a traditional mortgage => less competition => better purchase price.You will need to find a great local contractor you can trust to supply the required bids to qualify for the 203(k).- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

And then use a direct mail service like Yellowletter HQ and select the smaller envelope.  

Like a flip, or a value add rental property purchase (like a BRRRR).  

I recently purchased a duplex for $450,000 with 20% down.