Using my crude calculation as a purchase price, and the financing I am able to obtain, the company cash flow comfortably pays for the monthly mortgage payment, taxes, utilities, maintenance, etc.3.

Vacant- 3bd/1ba Balance $63k vacant now but rented for $600 mo (15k repairs)2. 4bd/1ba Balance $38K currently rented $600 mo3. 3bd/1 ba Balance $53k currently rented $575 mo4. 3bd/1 ba Balance $43k currently rented $600 monTotal outstanding balance to bring current with mortgages/taxes $193k and the market value from tax office/assessor $250k Sellers want $7-10kk and will assign contract to new owner if financing cannot be obtained immediately.

Where can I obtain a robust purchase and sales contract? 

Disclosing borrower details is confidential information so the banker has other issues.Being ahead of the competition, understanding economic effects of what may happen is just good business.Unless you obtained the information from a confidential source you don't really have any ethical issues I see. :)

Otherwise you may want to look into P2P lending (Propser, Peer Lend, etc.) if your credit is that high you may be able to obtain a great rate without touching your 401(k).Good Luck!

But for me I would not bother for 6% sometimes you have to look in other cities that you would be able to obtain a better cap rate. 

I obtained a clear title policy, cleaned the property out, and put it on the market for $44,900.

I've successfully obtained my Florida Real Estate License, paid all the dues for the board, MLS, etc, and joined an exciting team with Century 21.

in regards to being a real estate investor (without working as a realtor)?

Very rugged, and easy to obtain replacement if damaged, heat gun loosens the glue.