I should add, that once under contract, you will receive the seller's disclosures in which the seller discloses everything they know about the physical aspects of the property.  

Lets assume there is full disclosure at the time of signing a contract.

The rules on a private offering to investors are not hard to follow, but you need to make sure your investor documents have all the necessary disclosures, etc.Said another way - don't go cheap on trying to do it yourself.

Here is a link to HUD requirements for lead paint disclosure  http://portal.hud.gov/hudportal/HUD?

Disclosure: I provide turnkey serviceJonathan, Hello and Welcome to BP! 

So this is why agents have disclosure agreements?

Is there a sellers disclosure?

Can someone tell me which contracts to use, how much earnest money I should submit with my offer, how long should my due diligence period be, how do I find someone to assign the contract to, what disclosures I should use in my offer. 

How is everyone else doing there lead and asbestos disclosure, separate signatures?

Yes there are rules that require disclosure.