This may be a really simple question but I'm a newbie and I'm don't understand how some people make a couple offers a week/month. 

Having skin in the game is vital to your success.

However, don't let your lack of familiarity with the commercial loan process hold you back IF THE DEAL MAKES SENSE.1) I agree with @Erik Whiting in regards to a few simple ideas.

Should I overwhelm them with details or keep it simple?

Here is a list of what I would consider starting out with this cash access:- House Hack -- you'll have the money for the down payment pretty quickly and this is a brilliant strategy- Save for 8-12 months and buy a rent house (this will be around a $66k house if you can work the numbers on it)  -- either hold and operate it as a rental, or BRRRRR it - Save for 8-12 months and partner with someone on a flip, where you bring the down payment, the bank brings the 85% LTV loan, and you get a share of the proceeds OR a simple interest rate.

Here are a few simple steps you can employ to stay compliant & get ahead of the game:#1 Open an LLC brokerage & get an 'LLC Sponsored' brokerage license.Most states allow you to hire a ‘sponsoring’ broker as an LLC/Corporation.

Now I have a simple word file summarizing every step I'm taking. 

Simple concept not very easy to find but that’s part of the business until I have the accolades

I have been playing around with tenant cloud and seems to be a simple option for a small business.

Knowing how to screen tenants and setting up your process is vital and you can search past threads for that.