On a different corner of the box, it says made in China for XXX Company, Everette WA.

Don't waste your time on just some warm fuzzy feel good postcard but instead say something like "Learn the secret to finding a bargain home" or "Do you want your home sold in under 4 weeks" if so call XXX or go to URL.

He calls and tells me that he wants a cash-flowing multi-family in a particular geography and has a budget of $XXX,XXX. 

There is no compulsion at all, here. 

Submit the contract XXX or its assigns, assign at closing to your entity of choice. 

I have heard people say, "Well, Zillow said it had an ARV of $XXX,XXX, thats why I bought it."

I'd simply type up a 1 page addendum that says "all other terms remain the same except section(s) XXX.

Deal with billing via the phone or in person and do not discuss your property, just state you only get $XXX/per month and with other bills this is what you can pay.

I've actually bought 5 properties for $11,xxx and they all rent for $700+.

Carpet shall be of Xxx quality, and color chosen by owner.Vacuum carpet, clean windows and general wipe down of room once completed.This list above looks anal, and it very well is.