Safest by far is to make your offer contingent on one unit being empty at closing.  

Lots of great connections all over but we also have a very strong and active contingent here in MA and NH on here so make sure to find them (Set up some keyword alerts to find out about local topics) and get connected.Besides doing that on here make sure to get out to some of the many local investor events we have.  

What should be happening is that your offer should be contingent on the receipt of all leases, applications, and rent roll.  

Remember, you definitely want to have money left over for any contingencies that may come up (and they will).

As soon as we opened the walls we came into more fun "surprises" and ended up redoing 75% of our electrical and 65% of our plumbing and totally redoing the floor plan on the main floor, for a total of 12k in unexpected costs (obviously sprinting past our 10% contingency). 

Lots of great connections all over but we also have a very strong and active contingent here in MA on here so make sure to find them (Set up some keyword alerts to find out about local topics) and get connected.Besides doing that on here make sure to get out to some of the many local investor events we have.  

Add in a % contingency and a % mark up, and it's all fairly transparent.

If you do find a POF, and these sellers know the ones you print for free off the internet are bogus, then you won't have a financing contingency.  

Anyone worth doing business with in the future would be happy to help; (3) have a realtor run comps to make sure your ARV is on point; (4) insert a 10-20% contingency for unforeseen expenses--just a good idea as a new investor until you dial in cost of subs and materials; (5) put line items into a model including closing costs, rehab costs, carrying costs, realtor fees, actual cost of hard money, etc. 

Generally, that won't happen with an attorney.I understand everyone wants to form their company on the cheap, you can accomplish some things, I'd say most OAs that are canned boilerplate are probably trash, you should consider your other assets, your estate, Will, Powers of Attorneys, matters with heirs to build a sound, orchestrated machine to run your personal side along with your business interests, I bet less than 10% here have a fine tuned orchestrated and operational contingencies.