You need to met fellow experienced investors typically at a REIA sometimes at a meetup.org event.   

The main benefit is you don't have to deal with bank underwriting/approval and typically need less than 20% down.

In commercial an offer is not typically used. 

A typical sand and refinish in my market is going to run 600-1500. 

@Darvin Ezell depends on the amount...but wire typically works...title can hold it in escrow and distribute funds accordingly when you close...maybe call the title company and ask their system...what they prefer. 

It's part of the Fannie / Freddie regulations that these banks adhere to.

If no, I would recommend using your local Board approved contract from the local association of realtors...these are typically legalese, but offer the most protection.

Find out what they typically look for in a property and go hunting!

If that property is fairly rural and is not as desirable as a typical place "for sale" location, it might be better to rent it and plan on holding on to it for a while.  

I don't know your local tenant protection laws, but things like written notice given to vacate Unit B, a lease expiring within that window, etc, are typical.