Trying to lock the property up ASAP. 

You can lock in a property at today's price and actually take possession of it at some point in the future.

If it is not heavily marketed yet then usually you can lock it up fast before it goes out to the masses.What happens is usually a 1031 buyer is the best buyer because they are generally paying big taxes if they do not buy something unless another all cash buyer steps in at a similar price.If the property is very competitive that is when I would have my capital markets commercial mortgage person go through my financials and the aspects of the property with a fine tooth comb before even thinking of agreeing to no loan contingency.Now if you have a good attorney there can generally be put many other outs in the contract besides the loan you could use in due diligence to get EM back.My deals we generally put in a long due diligence period that doesn't start until ALL the listed items required from the seller have been received.If your professionals are not helping you with this stuff you really need to think of finding others who have those skills.No legal advice given.    

I feel like it's time to pull the trigger, but they are many uncertainties about today's economy.

If you find a decent enough place, pull the trigger.

I don't think there is any way to get a loan inside an IRA without triggering UBIT tax, but if you can qualify you may be able to open a solo 401k and roll your IRA into the solo 401k which will allow debt on rental real estate as long as you don't personally guarantee the loan, you might want to reach out to @Dmitriy Fomichenko and see if you can quality.I would avoid the distribution if at all possible Hope this helps, Good luck  

Before you lock anything up under contract you should have a network of buyers, knowledge of their buying criteria and a transactional lender or JV part with cash to close on your team. 

Should I bring a purchase contract with me, be prepared to negotiate and hopefully lock it up immediately?

Smyrna is very popular and I've locked up several tenants there on 24 month leases with the pitch that it will keep their rents stable as the area continues to grow. 

However, the modification may invoke some sort of trigger in the second, but it's up to the second to protect their interest.