Notify your escrow company to open a file on the property, and formally give them a letter stating that, pursuant to the formal offer and purchase agreement dated x/x/x, the earnest money deposit in the amount of $x,xxx is to remain uncashed until purchaser has removed the inspection [and financing - if applicable] contingencies in writing.Take control of the situation, take control of the terms, and take control of escrow. 

He did recommend a sump pump in XXX apartment,  possibly in a closet"So we were trapped into a 1 year lease with the management company and they finally let us out of it July 31st, without paying them the remaining 9% gross remaining predicted rent because we were complaining too much and the unit is too much work.

Letter of intent basically goes over what you're offeringI like to keep my three offers simple and not ambiguousAs an example let's talk about $100,000 Comped house, Low equity, say 95,001st mortgageThere's no cash offer there, 70% of ARV is  70,000No seller in their right mind would discount the property that muchSo you have a sub to and a lease option assignment-------From Brian Gibbons, xxx-xxx-xxxxDear Mr. seller,This is a letter of intent to discuss your property at the address 123 Main St., city state zipAs we talked about in person, there's not a lot of equity in your property, and it will cost you approximately $10,000 to sell with an agentI can offer you two options, and please tell me which one you preferOption one is where I would take over your payments, close in seven days, and whatever your principal,  interest,  taxes and insurance are, they would be paid on time for a period up to three years.

Call Brian xxx-xxx-xxxx(Send to live answering service, not voice mail. 

If you start off by saying you want as many potential sources as possible (and therefore non-exclusive agency) you will also probably want to add in something more for encouragement e.g. if you find me the home to buy, you getting the listing when the rehab is ready to sell, I'm looking for X deals a year, or I will pay any difference between $XXX and the commission you'd get from the seller.   

For example, I know if I post my city the same people will respond to my post because they will get an alert that someone is talking about xxx, FL.  

Seller your house is "worth" xxx, but you need  30k to bring it up to retail value, you need to pay some back taxes, and I need 3% + 2-3 months to market it, ....in between my other listings.

I have first hand knowledge of a fire claim - I will be rebuilding a house this year.....Many people look at this as a way to "make some money" by getting an insurance payment of $X,XXX and paying less for a repair. 

Make sure you get it in writing that she's vacating the premises on XXX date and that you are allowed to show the home and rent it out effective that date.

When I get a payment in it lists the tenants name as "Payment transfer from XXX XXXX".