Purchase and Sales Agreement- fully executed.*3a.

I recommend a simple agreement to hold which states that you collect a fee to hold it, but the fee becomes the security deposit once they execute the lease agreement.

Basically don't expect an executive housing agency to expertly handle section 8 properties and vice versa.  

Then, at closing all the funds and documents are executed and recorded by the title company. 

I had good experience with American Home Warranty, they replaced a microwave and pool pump in one property, helped with $1000 (capped, so read the fine print) for a sewer pipe issue in another, pretty straight forward process both times. paid 4XX per property (respectably had one seller pay it).$75 Service  per call fee and the yearly fee seem ok for the value provided

In hot markets, 100’s (1000’s) of would be investors are calling potential “team members” and probably 1% of those will actually execute on building a significant portfolio in the market. 

If I was you I would get on American Greed's website and look at the case onRemington financial.. and the lady that brought them down..

That’s was my first investment, I did 100% by myself, I’m not an American I live here for only 3 years, so this was to learn.

First of all, doing 6 deals on your first year is amazing, and not only that, while working full time - it looks like you have the right mindset and execution skills.

"The 4 Disciplines of Execution" Sean Covey (haven't read this yet, but it comes with high praise from @Brandon Turner)10.