We get commercial financing through small regional banks who often require us to make rent deposits as a condition of our loan agreement so we 'choose' whichever bank gives us financing.

If you choose this route, make sure to have clear, written agreements in place and maintain a professional landlord-tenant relationship.

We have 7 days left to reach agreement on this and I'm not hopeful at this point.

Don’t fill your purchase agreement with the seller full of “Weasel Clauses.”

I’ve had it where they went and did a special project just to look at multi-family properties to bring them more into agreement with todays valuations, etc

Does anyone have a Nevada lawyer contact that I could use to create the rental lease agreement and other documents?

If that's not possible or seems too risky to you, maybe you can buy the house with a seller financing agreement.

I like working with others and have not found anyone who is serious and wants to work together based on a written agreement. 

The agreements I've seen basically say you are guaranteed nothing, you could lose all your money, you might not be paid on time or ever, you can't rely on any representation made by the GP, you have no control over the operation and other terms and disclaimers to that effect.

I started wholesaling and learned people like to work with verbal communications and no one had an interest to want to put any type of co wholesale of joint venture agreement together.