The "Deals" are off-market, the ones you yourself find, dig up, CREATE. 

I used a hard money loan to purchase this off market deal.I rehabbed the upper two units within two and a half weeks and have a renter already lined up for one unit.

There will likely be dozens of follow-up calls so don't be discouraged if you can't close someone upon first contact.All the best!

Just want to make sure it's ok to use the lease agreement since it says all rights reserved to bigger pockets.

Ok, yes that's a bit cheeky but seriously, your talking about some very important, regulatory/law stuff, if your not willing to do the most simple basic actions of simply googling the laws, and reading through the statutes, I am sorry but than my time and effort has not been earned to help guide. 

Hi Joshua and welcome to the forums.

Please DM me and I can walk you through the process if you need assistance on the filters.   

That's the other challenge that i've learned, with only one month as SD, if the tenant leaves even in a relatively new build the fees add up. 

Already has some electric and plumbing hooked up.  

Quote from @Victor Yang: If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?