I'd recommend spending the money to have an attorney draft one for you. 

I am skeptical, because why not keep the listing as "Active" until attorney review and change the status to "Pending"?

I would find a local re attorney to draft your contract.....one reason is WA has some Very restrictive laws in dealing people in foreclosure....you need an attorney’s guidance.If there is time, you draft a contract, go get your financing and close.  

Previous tenants that owed me rents either skips or evictions I usually pursued them by using collection agency or have my eviction attorney go after them. 

@Kenya Bolden I'm an asset protection attorney.

@Michael Sheridan - As for the structure of LLC I would say doing a 30 min consult with an attorney might be worth it to make sure.As for buying the next property in the name of LLC and it being easy, i am not sure where you got that but thats not true.

I am in need of getting some good references for: investor savvy real estate agent, attorney, accountant, title company, general contractors, and property managers. 

The strongest argument against forming an LLC would be the avoidance of the $800 CA annual LLC tax along with the CA Form 568 filing obligation.Other than that there will be no tax difference holding the property directly vs holding in a disregarded SMLLC.As always, consult an attorney and carry appropriate insurance.

As far as the rent goes (and I need to talk to an attorney, if you know a good one let me know) but I want to offer a settlement for the tenant.

Hi @Asher Carr, usually in NJ, the buyer pays for their own closing costs, which includes title insurance, attorney fees, and lender fees if applicable.