For example if a agent stands outside a open house, you approach them, they show you the property and makes a offer, it automatically binds Agent-Client relationship although there was no specific contract entered between parties.Quote from @Khalid Bryan: @Joseph Weisenbloom has it been fully executed?

Offering $120K whcih is pretty good for the conditions and worse/smaller homes selling for that. 

Are all-cash offers at those prices common these days?

@Jacqueline Lee I'll 1 up what @Evan Polaski mentioned....Each jurisdiction and city is going to be slightly different, but at the surface there is generally slightly more paperwork to get your property approved and into the system, but once you get it up and running and the first tenant in there, its generally straight forward to get the rent increases etc.A good place to start would be your local housing authority, they may even offer "Landlord" classes to understand the system more.  

@Carter McGillTo begin investing in real estate, you must educate yourself, decide on your investment strategy, evaluate your financial status, study the area market, connect with other local investors, find investment opportunities, secure financing preapproval, carry out extensive due diligence, submit an offer, and move forward.Learn about real estate investment by reading books, listening to podcasts, using the internet, and connecting with knowledgeable investors.

Do they have an SEC offering?

This structure offers lower income and capital tax rates compared to other entity options.However, owning real estate under your name has disadvantages such as the imposition of the estate tax, the requirement to file individual income tax returns in the U.S., and the consequential lack of anonymity.

We're still seeing lucrative deals receive multiple offers from competitive buyers who are willing to waive their contingencies.

At RAD Diversified, we offer investment partners the opportunity to invest in income-producing farms and cash-flowing properties like residential & multi-family with substantial value-add opportunities. 

Always down for a coffee and to talk real estate.On the mentor thing I think you'll find that will come more organically as you get rolling.