Our primary focus is to buy and hold, but we are looking to do more fix and flip in the spring and the woodlands area of TX.

We are all planning on taking a trip to ATL in October (probably late Oct) to view properties, meet with a realtor, explore options and educate ourselves on the market overall. 

Yes we are aware that may be an issue.

REI is a people-based enterprise. 

We've compiled and vetted a list of duplexes (about 75) that meet all our criteria and which we'd consider being occupant-owners of.Planned next step is to send them letters stating who we are, what we're trying to do, and letting them know we'd be interested if they'd like to sell.Any experience or suggestions for how to format (handwrite vs typed, etc) and what points to highlight?

I just want to make sure we are going to a good one! 

Can we just do a move-out agreement that lays out what we are doing differently? 

Part of that rehab is that the units are currently two bedrooms but HUGE so we are turning them into 3 beds AND putting hvac that runs into each unit and sub metering water so that the tenants will pay all utilities. 

we are not closing, and now he is going to sue.  

Currently, I have a good credit and we are working to increase his.