There may be a commission involved, but at least you'll have the right audience of buyers. 

Does Anyone have a good letter to send to the homeowner so a third party authorization form can be signed so I can do a payoff.. thanks all help will be appreciated

It gets a little involved and believe others may do it differently.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Any thoughts on getting eyes on this property from several contractors without getting PM's involved- or do I just need to get a property manager that is willing to put a lock box on without signing a contract with us.

Would you suggest any other tactics that involve buying but not completely in cash?

Some lists are better than others, and doing something is better than doing nothing.So why am I being such a party pooper?

Originally turnkeys were always advertised as being totally hands-off {guilty, party of 1}, but people tend to take that to mean they don't need their brains for them and they don't have to manage anything.

You could sue for specific performance if the seller violates the contract, but as @Jay Hinrichs stated, it could be costly to get courts and lawyers involved.

For one, this isn't a criminal matter and so the police will not get involved.