they got ahold of me on fb through one of my groups and claim to be a direct lender. they seem to good to be true. I want to make sure i dont get scammed out of $1,000's on my first big deal. thanks for any info. 

So creating all these funky financials is great, but if you are using those in a presentation that information should be in the PPM or an official document as if someone is making a decision based on that - it can come back to bite them.

You screen LTR for their financials, eviction, and criminal history. 

And Bruno ( the attorney was like an uncle to me) And he would always tell me the way to financial success in RE is to learn the courthouse..

The desire for 10% down comes from maybe being able to do it this fall instead of three years from now--financially it might not make sense, but extra time with family is priceless.

Likely leads to more success.The purchase and sale contract for purchasing a note and security instrument (mortgage/deed of trust) is not the same as real property.

A smart seller will have note, deed of trust/mortgage/etc. prepared by a local real estate attorney (yes, he/she may work with/at the title company) and be sure the security instrument is properly recorded in the land records. 

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

Financially renting is smart right now but if you want to buy do it. 

They have the financial wherewithal to purchase a hope (and most do).