Keep it professional and short and non-negotiable.

There are ways around that for example if you used seller financing then you would be signing a non recourse loan.   

Self-directed IRA If you are self-employed with no full-time w-2 employees, you can set up a Solo 401k & rollover funds from a non-Roth IRA as a tax-free direct rollover and then invest in real estate.A Solo 401k has several advantages as compared to a Self-Directed IRA including the following which specifically apply to your situation: Unlike a Self-directed IRA, you can have the account for the Solo 401k at a bank or brokerage that does not charge maintenance fees and where you will have checkbook control.Unlike a Self-directed IRA, if you use leverage (which must be non-recourse financing in either case) to acquire real estate with your Solo 401k the income will not be subject to Unrelated Debt Finance Income taxGeneral Considerations Re Investing Retirement Funds in Real Estate:1.

It is actually illegal under the loft laws for non-artists to live in those buildings!

Max loan to value on a single family non owner occupied property is 75%, so your cash out amount could be up to $48,750. 

We'll take a look at some of the foreclosure auctions, because we can stand the risk of a potential budget buster of a non-inspected house for the potential upside of a deal.

Real property contracts cannot be verbal -- they require a written, signed contract with at least several basic terms included. 

It is a non leveraged metric.   

Do I send an offer letter or verbally make an offer to the seller? 

I would also send mail to non-owner occupiers, who are also, -behind on taxes - past due HOA -or behind on water billsI would also look into different software services like call rail to track your calls and kpi’s For marketing campaigns along with a solid crm.