I have passed on your suggestions to Rob @Steve Babiak and @Brian Burke !

Jesse, Would your motivated seller entertain the idea of doing a lease option?...

When I said "immediately," I meant once my broker had my license, not the second I pass the test.I'm worried that I'm going in blind.

I have never done a deal like this so I'm deffinately clueless as to the ramifications ; what I do know is the deal is too sweet to pass up so I'm trying to find the best way to do it.

An S-Corp is a good option since it's a pass through entity so there are no corporate taxes to pay (no double taxation).

Yes, we are passing on it after looking at it.

I have a couple older landlords give me a break on seller financing.The lease option deals never entertained me because I always wanted to own the asset.

Hi @Mel Rosario,Yes, I would have to say that cash really is king in the real estate world, especially when the seller is entertaining offers from investors - who have a notoriously bad habit of backing out of deals (part of the process).

And if you work in some of the original black neighborhoods in Atlanta with 100 year old houses you can be thrown for a loop, because the properties often were passed down within the family without probate (because the lawyers were usually white and they didn't trust them). 

No seller will entertain offers without POF.Realtors will not consider a offer without POF.