Unfortunately, it was an intentional fire set by a tenant getting evicted.

You can always set the closing day out further if you need to, but I wouldn't let it sit if it's ready to go. 

- Should I get a real estate agent or realtor estate lawyer to help me with paperwork that because I have no clue when it comes down to contracts/documents regarding sales/purchases. 

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.

Get a deposit.Yes offer a discount.You should be fine if you do these.

My first road block is getting financing with decent rates.

This makes investing directly in RE difficult, clearly not impossible but harder to get things rolling.

We typically don't have trouble with getting 80% of your purchase reimbursed to you as long as the DSCR hits 1.00+.Here's a quick breakdown of the eligible loan amounts based on an all-cash investment strategy:• 0-6 Months (Delayed Purchase, no Rehab completed) - up to 80% of purchase price• 6+ Months (Cash-Out Refinance, no Rehab completed) - up to 75% of appraised value• 0-3 Months (Cash-out refi, Rehab completed) - 75% of appraised value [good rates]• 3-6 Months (Cash-out refi, Rehab completed) - 75% of appraised value [best rates]Happy to discuss your specific deal whenever you've got time to review.

Is there free time in a deal where I can get my loan ready?

Don't get too low, it's part of the game.The important thing is how you respond.