@Carlos Araujo: I don't know which part of NY you're investing in, but standard downstate contracts allow for financing even if the deal is not contingent on financing. 

Andre Rembert - you can theoretically wholesale if you get a mls listing under contract for a lot below asking price and you’re buying it as an LLC or in an assignable contract (you sell your position as the buyer).

We have a service contract that runs over $400/year.

Most of what I see is under contract in about 3-5 days.

I was able to get that the day the seller accepted my contract. 

Should we put them under contract and have the seller offer to buy the foot of land being encroached or offer less and offer to purchase the land myself?

I would say you can get all the properties under contract.

I am looking to use some of my own cash plus hard money for my next deal, but how do I show proof of funds to get the deal under contract if I have to have it under contract to apply for the hard money?

@Victoria Ghafoor - I have my first property under contract, unfortunately its taking forever due to septic issues, engineers and the sellers estate.. 

And he has all the contracts written by his attorneys.