Identify your investment goals first, then choose a market that aligns with it and establish your Core 4 Real Estate Team.

They are not as attractive to bells and whistles but they have all the core functions down pat and then integrate with other software's for the guest functionality items.We had Guesty before and they had a lot of cool automations, but accounting was bad 3 years ago and we had to get the accounting down.Likely you will not find the "perfect" software you. 

we do this in Columbus but instead of single family we do multifamily with no garages and stick to infill urban core lots.

If you're in contact with the owner/seller directly, and you don't feel there is a lot of competition (off-market), might as well start with an LOI to lay out terms before drafting a contract.If you need the offer to look compelling because other buyers are circling, a PSA would indicate more motivation on your part.

That said, we are not in a market where the average deal is likely to have enough potential return to justify paying 9-12% on a HELOC... unless there is a value-add component with a clear & compelling refi strategy later.

However, I think even these returns will get eaten up as more investors jump in and good operators demand more upside for themselves. something like MLG is conservative core based syndication.For me conservative syndication just means they have integrated business including integrated property management and integrated in-house repair department.i am running away from 3 4 guys running syndication that hire outside PM and repair maintenance guy. 

But if you feel compelled to, you could literally just say something like, "We decided to go a different direction on the rental and it is no longer available.  

Mynd's rates are quite compelling 

I realize this is an old thread but some of the comments compelled me to respond.

If you're set on investing out of state, I'd recommend reading this article by David Greene for starters: https://www.biggerpockets.com/blog/core-four-real-estate-tea...If possible, it's a good idea to visit the market you plan to invest in to familiarize yourself with the area and it's also a good way to network.