I haven't dealt with a seller yet that wasn't appreciative that the buyer was solving their problem of getting the home sold.But, I have met many sellers who waited too late to participate in or complete documentation to process a short sale and lose their opportunity due to foreclosure sale.

Keep these somewhere that they will never be deleted it is one of the best ways to win court...document, document and document again.So in MO we have to provide the tenant a walk through that is scheduled where the tenant can be there if they want to be. 

Just to be sure, use a selling broker who has documented proof of probate sale experience, to make your offer.

Plus if you actually read their legalese documents, there is a lot of CYA saying they can basically disappear and/or go bankrupt and you lose everything.What I do is direct deposit a certain % of every paycheck into an investor account (and the rest into my normal checking).  

Unfortunately in my state you have to be an important person (Politician) or prove to them with documentation that someone attempted to murder you at least 3 times.

They put the onus on the Broker to secure the earnest money and all the documentation and we even have to sign the buyers owner occupant if they intend to occupy.

Are these the 3 documents I should gather?

Would anyone be willing to share the documents that you present to a potential lender?

Due diligence, legal documents, finding borrowers, turning your capital, all of this can add up to as much time and trouble as wholesaling if you are doing it all on your own.There is the partner route suggested by @Mark Mynhier above.  

Now you are saying you have an investor looking to be a franchisee.Either you have an investor wanting to be a franchisee and you are working as a franchise consultant or a business broker or you have an investment partner that wants to buy this with you.The FDD ( franchise disclosure document) generally spells out all fees and costs from the parent company selling the franchises.There are new stores and then there are existing stores that are for sale or they might want to sell but do not have actively on the market.