As far as penalties for taking more time , The contract I would have you sign doesnt have anything close to that in it .

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Since you're doing this on your own, you'll need to get a sales contract with the offer terms and have the seller sign it.

You can test how confident she really is in her friend’s ability to pay by asking if she’d be willing to co-sign for him, just to gauge her response.

If so, if he and I sign on a paper, is that sufficient ?

Hes going to get a leasing agreement signed on Monday and will list the property at 1.5M$ as of now.

It seems whenever I add the criteria under Property and select "Units - Number of" my count goes to zero.

No clue how this ended up in my email but I probably signed up.

Good "Credit" for your company is not that important because you will be expected to sign personally for everything anyway. 

So I would go driving for dollars and hanging up bandit signs, I even did some door knocking on pre-foreclosures for them.