You won't be doing agreements that circumvent foreclosure laws, present title issues, cause insurance snafus or get hammered under Dodd-Frank, but you can go any direction you choose to. 

There are several to choose from.Check it out: http://store.biggerpockets.com/ :cool:

Once again depending on your needs and time contraints be careful on how you choose.

If you give the tenant the option to drop-off check at a business location with hours and they choose to mail, then that's the risk the tenants take and the judge will take your side.

Another factor to consider might be your 'reputation' and how it could affect your future business.I have one broker who gives me a heads-up on every listing in my farm areas before they hit the MLS.

Credit isn't as important if your interested in creative financing techniques, I would highly recommend spending that money on more advanced education and or marketing depending on which strategy you end up choosing.

I am trying to get estimates from reputable contractors to redo the stucco on one of my investment duplexes in San Diego.

Why would an agent not present your offer, risking losing their license, listings, reputation?

Justin, you will get a lot of good advice here, but beware of the local ordinaces concerning eviction should you choose to go the lease route.There have been a few cases where the eviction courts have refused to hear an eviction case because of that lease agreement.

That is just not the reality and if you choose to ignore the other expenses, they will bite you smack in the face once you own it and then the reality will set in that you overpayed.Using the most liberal operating expense ratio possible (37%), your annual NOI is $128,520 and at a 10 cap, makes your best offer $1.285 million (which I would not pay that much personally as I believe you would be overpaying)