It's not a problem with the concept of building a 2-4 unit property, the issue is all about the large capitalized expense costs vs. benefits.

Their website ( http://www.estero-investments.com/ ) advertises 14 to 16% return in investment.

Are you talking about a large multi family?

Sellers do not want to go through the time, effort and exposure, or tie up their property, in a transaction that has no chance to close.There are those extremely rare cases, that become real estate legend, in which a buyer with little capital, and no borrowing capacity, is successful in convincing a seller of a large, expensive property to take him seriously and is able to perform a high wire act of raising capital from a variety of unconventional sources and actually complete the purchase.  

You may want to check out their website to see if they answer some of your questions.

Also a large Texas agency is located in this town.  

I would probably use those forms unless I thought the situation was complicated by something.If your lending attorney is familiar with RE lending and works in the space he would have those documents off the shelf to be edited for your situation.On the borrowing end, I've always just pointed the seller to the state website and we used them with the blanks filled in as seemed appropriate.

This is what I have learned, building some large 100-300 people buyers list is crap!

If your not thinking the rental route, I have to say I personally received an excellent education buying and flipping my first property, did 80% of the work myself, watching youtube videos to learn how to tile along the way, etc.

I don't have excellent credit, but do have good credit -- 680-690.