Coordination is much simpler when it's within the same firm.To illustrate, my small firm works exclusively with US REI investors.

Newspapers, internet searches and motivated seller websites list leads for tax liens, divorces, and bankruptcy.

@David Caradonna to recap and confirm understanding; - You don't want to sell any of the properties, at all- Don't want to touch the existing mortgages because there sitting at great rates- Only and exclusively want to tap equity to re-deploy to grow portfolio. 

If i have a cash buyer that exclusively prefers to work with me and remain anonymous for the most part, but i find a contract assignment for sale..

As community property. her exclusive ownership automatically survives.

If there is interest after asking like Joe mentions, your goal will essentially be to purchase the exclusive right to purchase at a certain price for a certain amount of time. 

Obviously everyone knows that the roof is included in most policies with the exception of Wind/hail Exclusions but are you aware of your deductible?

My buying options are be limited to condo units for the area I will live in.My question is: How much should be budgeted for repairs/maintenance for a condo unit, exclusive of HOA/Condo fees?

Having exclusive run of the place for a week is a little odd - I was a plumber while I was in college and all the time worked with and around other trades as we were often on new construction. 

Also, here in Louisiana, people still read the newspaper.