@Corey Owen  going to a closing is total 1980's  no one has to go to a closing if its a cash purchase you simply e mail him docs he scans signs and returns via e mail then wires.I do this for my clients 7 to 10 times PER WEEK  LOL. 

@Stephen E. - Thanks, I was getting the impression there might be some "misleading and incorrect advice in this thread".  

https://youtu.be/PwUvtdHwJAs This short video is an introduction and then I picked up the books "Replace You Mortgage" by Michael Lush and "Master You Debt" by Jordan E Goodman.  

(Sheep and wolves analogy).The MN Commerce Dept. isn't bashful about fining agents $10,000 or more if you violate their rules.

The PM blaming the power company sounds bogus - I have dealt with many power companies and none of them ever turned power on or off via e-mail.  

LOL I knew it wasI made one land deal were I put up 250k and got 800k back in 9 months. it was a subdivision play I E  with an equity share so these kind of returns can and do happen

While she reads that, I have 9 other books, ranging from The E-myth to Pitch Anything, to The Snowball and 7 Habits of highly effective people.

I also really appreciate your thorough response @Stephen E.  

The issue I have is that you're using BP as a sales platform.

There you'll find a plethora of knowledge for guidance.However, don't stop there, to continue your momentum for investing in your area, reaching out to your chamber of commerce and county will be an added plus in moving you forward.