LOL...when you start off as broke as I was (5th layoff in the span of 10-years), all you have is faith, hope, intelligence, creativity and the willingness to work hard and sacrifice.Like I said...you just have to find better deals.  

Deliver it to your title company and they are required to (at least in my area), give you a good faith estimate of closing costs. 

. $50,000 good faith to lender to begin the app. $15,000 to the securities attorney.$7,000 to RE AttorneyIf my math is right, I think this is about $172,000 hot on Day 1.Freaking crazy, but such are the big boys club rules.Is that about right, @Sam Grooms?

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.There is a case paying out in Collier County at this time.

You can keep the LOI simple and put the bulk of the work in definitive agreement of purchase and sale "to be negotiated in good faith by the parties within 10 days of acceptance of the LOI."

Second, a cautionary tale: I have owned a 29 unit apartment complex for 9 years, always paying the mortgage faithfully and at a high interest rate (what were current rates at the time) that the lender should be quite happy with nowadays. 

Feed your faith to starve your doubt.

Patience, faith and perseverance.

When you write your first good faith offer check, you'll question everything about what you are embarking on but if you never write that first check, you'll never leave the train station. 

Yes, huge leap of faith, I know!