I just liked the personal touch of the outreach with some value-add. 

@Corben BriggsYour attorney would be by far the best person to get this document from as they will know the property, what it needs to say and state laws surrounding it

I am trying to raise the 10% down and bring in a partner or GAP loan person.

I didn't want to put my personal information on here.

Personally I’ve stuck with SFH to avoid tenant on tenant conflict but thsi will let you find out if “the juice is worth the squeeze: with very little risk. 1) I assume you’re getting a least a few percent off for not involving a realtor.2) I assume you feel confident with the value (maybe ask a local banker what they would lend you on the property and even lay for an appraisal.)3) this is all assuming that this is a small investment to you as I’ve described above, not most of your savings and all of your operating cushion. 

One person booked at the normal rate instead of what we quoted and the other somehow had a pet fee attached which we still don’t understand since we do not have that as an option.  

I know of one person in Oregon doing it, but he doesn’t want to share how it’s done.

Personally I have 25 units and scaling up and generally speaking it takes me about 5 hours per month to do everything.

Standard practice and the veriage should prohibit the person from doing any deals directly with the parties you are in negotiation with. 

Expect to find less desirable properties, deferred maintenance, low curb appeal, maybe even damage that needs to be repaired.