If you have a good rehab crew, make low cash offers and some will stick.

The current owners do not have a mortgage, and would sell it to me direct.Since the don't need the cash, I'm going to offer $50k down at a 3% interest at a 30yr rate, but buy them out and remortgage it with the bank at year 5.No money needs to go into it, i have a $100/mon HOA, ~$800/mon escrow.

I'm with InvestorFuse (which people say actually flows similar to Follow up boss but is more specific to off market investors).

I would encourage folks to watch the American greed episode on Remington financial.. little different they took due diligence fee's  this company is taking money to bird dog deals for them. but it was proven that in almost 20 years Remington funded less than 12 deals and they took in 5k to 10k per client. made millions. this I see is somewhat of a parallel offer to fund the deals make the bar so high that no one ESPECIALLY a newbie can get over the bar..  

Chase used to have good card offers for this. 

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

just curious, because ill use that method next time.It is specific to Columbus, more than almost any other area.

TIA Hey Sam, Those offers/rates are terrible.

Start by reminding everyone of the terms of the lease specifically parking and guests. 

If you do not wish to pay this out of pocket, you will want to include an addendum in your offer requesting the sellers pay your agents fee for you.