The devil is in the details, or in this case in the local implementation. 

The more detailed the better!

Lance, I'm not "blabbing" because I didn't offer any details but I am looking for serious and constructive input from experienced investors as to how I could honor the seller's request while at the same time quietly market the property to qualified investors, after all, he wants to sell his property.Seriously, isn't bigger pockets a forum for investors to exchange ideas, and information?

You're asking a lot of detailed questions about HML, so you are probably going to hate that I'm changing the topic slightly. 

Hoping someone has a rough document or maybe more info on other details I will need to add to the purchase agreement.

For sake of simple math, and believe me I've run a lot of scenarios that are more detailed, let's say $250 ARV, $100 Purchase and $50 Repair costs......Option 1:  Hard money loan Certainly hard money is the easiest and for a reason - not cheap. 

I go into great detail regarding buying investment properties in military areas....

@Paul Caputo Thank you for the detailed response. 

One thing that will forever kill an old house is the removal of such details.

@Joel Owens Thank you so much for taking time to provide all the details!