Her asking price is a square deal and I'm ready to make an offer tomorrow, but she has no real estate experience and I have none sans-agent.Any crash course advice for a newbie who has no fear of doing the necessary work, but I don't know what I don't know.Here is how I think it might need to go:1) Make a formal written offer (Find a standard real estate contract & make the offer for both parties to sign.  

So the chance that you will ever buy any investment at the perfect time/price/rate... it's a fools errand to make that a criteria over ROI, location, condition, etc.Now maybe if you were saying you were thinking about only doing 19 deals this year instead of 20 and you wanted to hold that cash for a potential better buy after a crash, I get that too. 

My wife bought a condo right before the real estate crash in 2008.  

Years later I got a front row seat to the crash. 

If the market crashes at any point, you can also refi then and skillfully soak up more units at a lower price point

Yes, but just as many crash and burn.

Creating an LLC could be fast and only taking a few business days.You can also get your EIN imediatly online when the IRS website does not crash like it did for one my LLC and I had then to revert to fax and wait 2 weeks for the fax back.However getting a bank account could be an ordeal with certain banks and take over two weeks for their compliance Dept to approve it.Last, if your lender is ok with it, it would be better to buy your property dIrectly under the LLC name.

Most knee jerk reactions will say "a crash is coming" but probably not. 1.

I think of Ken as poor and destitute, with no assets in his name.That is the advantage of the anonymity - being left alone and not finding how big of a celebrity you are if the tenant slips and falls or you crash the car and put someone in hospital for a few days.

The resources here are so vast that I feel like I’m in an accelerated crash course.