When it does get signed, that becomes the binding document for the transaction.Regarding commissions; I have seen this in various online confidentiality agreements (CA).

Try and seek out a coupon on line at Harbor Freight or in one of their coupon books at the store and sign up so they send you one when they are issued.

While I haven't met her in person, she's great online.  :-)  I also recommend @Dawn Brenengen. 

As they currently sit, with no updates or value add plays, we are looking at cap rates of 8.5 on a 1 million dollar price tag, 9.6 on a 2 million price tag, and 9.1 on a 1.2 million price tag.

I've heard somewhere online about the "Seller Side Only HUD" or something to that effect..looks like it isn't true. 

Also browse your local market online and by driving around to learn about neighborhoods, home values, etc.

Get a few properties under you belt, cash flowing and then you can move where ever you want to settle down.Your scenarios would get you at least 4 houses maybe 6 if you play it right in places like Indiana, Ohio, and so on.

Add on insurance ($130 according to Realtor.com) and property taxes ($340/month per this online calculator) and you're at $3,105. 

So should I cough up that cash for the piece of having a solid lease from an attorney or can I save that hard earned money and just use the best one I find online?

@Paul YousefI had to read your post several times as I thought my eyes were playing tricks on me.