But if you have any online links to what I'm looking for, please post away.

Real estate agents might be able to provide you a standard state contract, a real estate attorney can likely provide you one, and you can probably find samples online or in the fileplace (though beware that they may not be legal for your state).

I always promised I would quit '9-5' once the 'passive' exceeded the 'painful' way of earning a living.A least with RE I look fwd to every day & every deal!!!

Looks like I will have my work cut out for me as I am a freelance musician and I took decrease in earned wages this past year when I moved states.Are there other avenues of getting capital that would be better suited for my situation?

Ned, I've seen similar "cooperation" by bidders at the Fort Myers auctions years ago, before they went online.

Deal directly with the buyer and directly with the seller and earn all profit without sharing.Bringing a broker into the deal is like giving the a Christmas gift with nothing in return.Go get em'

You might consider taking a Real Estate Principles class online, or at a community college.

You'll also need to earn enough to pay for that office and start up costs for a brokerage.

I have all my tenants set up for online pay.

The potential "tenant" came to you on the day of move in and said, "look, here is the rest of the deposit, but I'm going to move in next month and prevent you from earning a months income because it's not convenient to my move-out date."