I have a cheap option for granite and a more expensive option that was definitely better quality work

This information will also help you to quickly "ballpark" an ARV on the flyIs there a mortgage and/or taxes outstanding?

Give the seller the highest standard of quality services and protect yourself from dishonest people but overall be honorable.

@Kevin StoneWhat quality of property are you looking for?

Does anyone have a suggestion for a high quality, simple sales contract?

Your question is a very important one, as finding great deals is way more than half the battle for successful real estate investment, IMO.At their core, most strategies seem to be to focus your acquisition targets and process to either eliminate as much competition as possible while still acquiring quality properties and/or by developing and leveraging a competitive advantage.

But not to worry, listed properties can very often turn out to be quality deals.  

Seek out complementary services, and keep an eye out for established businesses is lesser-quality locations that could benefit by making a step up.

If you work with a quality firm and not just a marketing company/document provider, then you will also have access to quality support for the tool as you invest, and can consult with your provider to ensure your strategy is within IRS guidelines.If you are self-employed, there is a similar program with checkbook control called a Solo 401(k) that can have advantages as a more powerful retirement plan than an IRA.

For all those wondering, here is the relevant portion of Fannie Mae guidelines B3-6-05:"For all student loans, whether deferred, in forbearance, or in repayment (not deferred), the lender must use the greater of the following to determine the monthly payment to be used as the borrower’s recurring monthly debt obligation: 1% of the outstanding balance; orthe actual documented payment (documented in the credit report, in documentation obtained from the student loan lender, or in documentation supplied by the borrower).If the payment currently being made cannot be documented or verified, 1% of the outstanding balance must be used.Exception: If the actual documented payment is less than 1% of the outstanding balance and it will fully amortize the loan with no payment adjustments, the lender may use the lower, fully-amortizing monthly payment to qualify the borrower."