So I just signed contract for my very first investment property in the north philadelphia area near and around the temple university area.

I've had success in negotiating both owner financing and rent to own residential deals in my most recent search, although I opted to back away from those deals because I wanted to just do an all cash transaction on a third/separate deal.I think the biggest obstacle is going through the process when you don't know what you are doing.

No you cannot get FHA,VA or Conventional financing as this is not an arms length transaction as you are effectively buying from yourself

A lease has not been signed and I have $0 of the applicants.

But how long does it take for the contract to be signed.

Much like a conventional brokerage, they hold funds and execute at your direction the transactions you choose. 

If they can let the note go for a nice discount i am certain the borrower would sign the deed over no questions asked.  

Since it sounds like most of the debt on the properties are not even on-title (business lines of credit), you'll have access to the most funds as a lump-sum this way through one transaction as opposed to individually refinancing them. 

(We have been waiting to update docs after we assign because we have been getting caught with sunk costs if the deal does not close) 3) Educating both buyer and seller as much as possible and clarifying any concerns before contract is signed (buyers through drip campaigns when they sign up for our list and through conversation, sellers through conversations at appointments and contract signing, also sales folder left to all sellers on all acquisition strategies) 4) Sending out a Property Update Document to our attorney every Monday.

I think if you intend to engage the services of the real estate agent later in the transaction - in other words, there is an assumption of payment - it would be fine to reach out for comps.