I was leaning towards ST and my sister insists that LT will pay off since contracts will be 12 months +. 

I am hopefully going to get a duplex under contract next week in New Jersey, each unit already has tenants on current leases.

If I buy a house for $55k, it needs $25k in reno, I'll throw BOTH the $55k on as the Contract Sales Price and the $25k to cover the quote from my contractor for the entire reno budget on as Settlement Charges to Buyer, bringing the Gross Amount Due from Buyer to $80k.

what contracts do wholesalers use for makeing offers on notes?

So I was wondering if anyone had any recommendations on real estate lawyers or anyone where I can get contracts drafted up ?  

We get third parties to check out our Midwest properties when we get them under contract.

Since you have experience you could get deals under contract and bring investors in if you want to get 10 or x number more properties to grow your business.

We used to diary all of our deals on here and stopped for some reason.Here are the basics on this property:Purchase price - $72,250Estimated repair budget - $45,000-$50,000ARV - $185-195kTaxes - $4338/yrHow we purchased:Purchased with financing from a local hard money lender who financed 80% of the purchase price and 100% of the renovations at 12% interest only and 3 points charged at closingUnit Breakdown:- 1st floor is a 2-bed/1-bath 900 sq ft unit - Projected rent after rehab $900-$950- 2nd floor is a 2-bed/1-bath 900 sq ft unit - Projected rent after rehab $900-$950- 3rd floor is a 1-bed/1-bath 600 sq ft unit - Projected rent after rehab $700-$725How we located the deal:- We zeroed in on this foreclosure deal after it fell out of contract on the local MLS. 

And asking for the contract...Why?  

Do we establish a notarized contract and nothing more?