Pay $100 and get Michael Blank 's syndicated deal analyzer and deal package.

On occasion you can do better, but those get snapped up quickly.It's the early stages of buyer's market here, so I believe there is going more opportunities out there.You can get better CAP rates in other markets, but there is also a reason why for that, whether it's population growth (or lack of), economy, general desire to live there, etc.

And, you can't assign a financing agreement held by a proposed lender, nor make a commitment to do so in blank, the seller must consent directly with the borrower.

I have had many occasions dealt with the homeowner directly on a listed house. 

So far, you have no credibility with your blank picture and your post.

With all that being said I can offer you is (blank).The biggest piece of advice I can give you is this: Once you give that number don't say another word, keep your mouth shut and wait for a response...Then you know where to go from there.  

Your one property will be at a disadvantage vs. a local owner that can have face to face meetings and is driving by a property on occasion and has multiple properties.

There is more to it than getting a blank contract and filling in the blanks when you get in the real world, there will be addendums or additions to contracts, special agreements, contingencies and other matters that may not be covered in a blank form.

And we actually offer a bunch of portfolio products - on the RARE occasion that I do one, I take the exact same paperwork and submit it to a bunch of portfolio investors. 

Just stop telling yourself you can't and start reminding yourself you already are.Do you know what your reward is for being a sincere, honest guy, that listens, cares and takes one for the team on occasion?