You have to build a foundation of trust through your past clients, your social media presence, and your honesty and ability to educate.The problem with the agents who are here with you guys on BP is that there is nothing to say they are really investor-friendly agents.

Does anyone have or know where to find a reliable basic purchase agreement when the price has been established?

I've been looking in deal finder for properties and noticed to multi families aren't showing up in map view, but when I search them by address the listing appears.

What is the experience of the group at performing this sort of development?  

I am an insider with several of the biggest developers/builders, so I know what there doing next, and next after that, for years coming.

Plus we have 7 offices around Orlando and looking to acquire more next year.

Seller who had been on the property and had gone through divorce.

As for your other questions:It is currently on the market and has been so for several monthsI don't have anyone representing me yet...trying to learn as much as I can before taking that next step with a realtorI don't know why the owner is sellingI don't know the standing of the tenantsRent appears to be at marketAssuming 10% vacancy rate, my calculations show that it would indeed cashflow.  

If there is "still contamination" at any level, I would be concerned about that and pass on the deal no matter what.

Make sure the lender gives you what is called "Non-Dutch Interest" on the rehab portion, that means you do not pay interest on the rehab funds until you use them.