In regards to your concerns, you should put together an MOU regarding the terms of your agreement with performance clauses protecting both parties, and eventually lead to a JV agreement.There are several other methods to protect yourself as well as the owner/seller, however, too lengthy to write about.Don't be too greedy, otherwise it will limit your relationships and longevity. 

I'm looking to write out mailers so want to be able to narrow down as many groups or types of people as possible.

I am also gonna learn how to write grants to get money to start this.

Sorry for the late response an i will not take it as a negative response I was just write to write an I really appreciate for your advice an you right I have to be professional to attract professional peoples so I really thank for both of your response for an the near future 

I'd write it on a piece of paper, fold it, and stick in the crack between the door (top preference) and the jam or in the mailbox without an envelope.  

I would get seller's right, tax write off for the mortgage, and a notarized promissory note outlining our agreement that he is responsible for 50% of the mortgage and will handle tenets and manage repairs. 

I have more I want to write but the post is getting long.

Be prepared to write checks, the appraisal will be hefty, inspections, bank fees and closing costs......guessing, 10K at around a 750K sale.

I did have my lawyer write up the contract but he never said anything.

Write a small bio for the home that will give people interested in the property a real connection to it.