Here lately I have noticed that my deals go to local buyers and I would like to build a network to include more Out of State Investors without having to go through people.

It was definitely a buyers market at the time.

The market is changing a little to more of a buyers market.

Worth looking into as a first time buyer...

My lease also says I am authorized to show it to potential buyers or renters with proper notice.Some tenants fight this and I typically let it go because I know they'll sabotage any showings anyway.

Essentially the seller agrees that $X will come out of their check at closing and go to cover your closing costs at closing (debit Seller, credit buyer).

Sellers will give an advantage to pre-approved buyers over other buyers who are just kicking tires.

@Nicole WalleyYou can either download a generic (fill in the blanks) state form or have a buyer agent process it for you.Here's one that the State Florida Realtors have approved.http://www.olympiatitle.org/PDF/Real-Estate-Contract-for-Sale.pdf

I just wonder how much buyers (the market and appraisers) care about everything being brand-spanking new and never used. 

Jeremiah, here's my advice in a five-year plan so A) is patience:Year 1) start a single-member home-business LLC for FREE using bank bonusesYear 1-2) build a 720-800 FICO for FREEYear 1-3) season the LLC for FREE and target a 80 PAYDEXYear 1-4) save some cash by cutting back for a few yearsYear 4) study 10,000 properties for FREE and build a teamYear 5) target a small starter commercial project (4 units or more)using the LLC PAYDEX and 800 FICO when it's a buyer's marketrelying on good financials for the property more than your job6) rinse and repeat and SKIP RESIDENTIAL!!!