(Time) on ____________________(Date), Seller may declare this contract null and void by written or oral notification in which event the deposit of Buyer shall be refunded in full.Hope that helps.

Can anyone give me any input on any or all of these companies?

One bad investment can ruin most or all of a diversified portfolio and you have no control over how things will go.  

They don't even show up on your credit report.The terms I typically get are 20/25 year amortization with 5, 7 or all years fixed. 

See if he would like me to partner on the property or all three at a 60/40 split with the plan that I will buy him out fully after 2 years.Lease  purchase.  

Can I just tell escrow that the PSA is not binding for any or all of these reasons and then list the property and sell it to someone else?

Option 2 is a lot more exciting as it could put you on the news, in jail or get you shot, or all of the above.

The seller can either state they will not fix anything or agree to fix some or all.

Any person who violates this paragraph commits a felony of the third degree, punishable as provided in s. 775.082 or s. 775.083, or, if a corporation, as provided in s. 775.083.Florida Real Estate License Law requires that an individual who, for another, in Florida , for Compensation* or valuable consideration will need a real estate license if they perform any of the following when dealing with real property: AppraisesAuctionsSellsExchangesRentsNegotiates a saleAdvertises or represents as an individual involved in the real estate business, through either oral or written representationProcures sellers, purchasers, lessors, business enterprises or business opportunitiesCloses any transaction which results in or is calculated to result in a sale or exchange and who expects to receive ANY compensation or valuable considerationReal property or real estate means any interest or estate in land, or enterprise or business opportunity, including any assignment, leasehold, sub-leasehold or mineral rights.

I believe we bought the property under market value, and with steady rent increases should be able to do a cash-out refi in a few years to pull out most or all of our initial cash outlay.Negatives/challenges/lessons: Unfortunately, the seller ordered the wrong city inspection prior to closing, and the attorneys, brokers, and title company did not catch the mistake.