Yes, there are a couple of things you will want to add to your purchase and sale agreement.

They take the phone book and slice it down by criteria that makes folks "likelier" to be a motivated/distressed seller (certain age, high equity, probate, notice of default, tax sale, etc).

The seller's asking price is actually in the neighborhood of the sales/asking price of the other comps which is good.

Alternatively you could do a smaller a cash out amount and a private agreement for installment payments to each party secured as a second lien post closing. 

I have some points on Supplement B, but not nearly enough to qualify as all my effort was on closing high-value deals that fall under A.

Another thing to consider is that large homes in my area are expensive so we will most likely not have a lot of money after the sale to rehab kitchens, bathrooms, and more from scratch.

All other fee's are collected in escrow and paid out when your transaction closes..

For example, there are quality oceanfront homes for sale (as of this post) starting in the $650k price range. 3/2 slightly dated, but walk down your private stairs to the sand.

Unfortunately, unreliable sales people and gullible consumers are the norm. 

I contacted an attorney prior to making the deal and he said it would be ok to get a shared well agreement after closing.