Purchase agreement is first I know.

.- Is it common for brokers to require exclusive buyer agreements (ie you promise to only work with them in the particular market) or do you go exclusive after a specific property is identified?

Anyway, once you put it under contract, at some point during the escrow, you hopefully will find a buyer, and then you will do an Assignment Agreement with the buyer. 

Downside is that you have to craft a very strong management agreement between the two tenants.  

Most DSCR will need to be around 1.1-1.25x most purchase agreements will have your individual name and or assignee and assuming you have all the entity documentation required by the lender (articles of incorporation, operating agreement, bylaws, ect.) you should be able to get the loan in your entity's name.

That said, if the seller is willing to accept your stated financing terms, then get them to sign a purchase and sale agreement NOW and just give yourself enough of a due-diligence period to figure the rest out!

There is likely grounds for you to cancel the sale agreement and get emd back, double check with a closing attorney.

Any real estate agent can get you your states purchase and sales agreement, along with all the disclosures you could need as well.

The builder had never given us the HOA agreement to sign off on, which voided the contract under state law.

Or if negotiating a renewal, add a few points to the 'Amendment to the Rental Agreement' (after the new dates and new rent is called out):-Maintenance requests or repairs will be scheduled for repair within X days of their request.