"buying houses is how I earn a living... " "I promise to make you a fair offer."

You don't have a choice; you will be required to sign something at the closing table wherein you promise to move in within 60 days and live in the house for 12 months. 

If rents and prices have been flat in an area don't count on any fake cash flow to make you money.

You got to HUSTLE.What the gurus promise of getting results with no work or no money (other than the money you pay them) is fools gold and does not exist.

Because if we go that route, I will be working in my own interests" "I promise to treat you fairly and honestly, however I won't have the duty of loyalty and obedience blah blah..."

I promise you, you will never look back and can give your boss any finger you choose. 

I tend to under promise and over deliver.

so I've been writing in my letters that I will "pay all closing costs" just because that's what I'm supposed to write right? If one wants to be a real estate investor that is what one offers at a minimum right? Well I...

You can trade fake money on real stocks to see how well you are performing before going headfirst into your first mistake. 

You do not want to get in the position where a tenant has paid a deposit and terminated their old lease only to find out that the house you promised them is not available on the agreed upon date.