Wholesaling is not a great low/ no money down way to start, and Las Vegas is competitive because you need to market to find sellers. 

The only thing you can do is determine your criteria, try to understand the sellers needs, establish rapport with the seller and their agent, and let the chips fall where they may. 

I have been learning a lot through online sources, but one area that I am still unsure of is how much detail a Purchase and Sales Agreement needs to have when entering into a contract with a motivated seller.

Go ahead and put in that low ball offer, you never know what the seller is ready to accept.

I have an offer in for this duplex, and the seller countered.

Have you thought about using direct mail to find motivated sellers?

Would it be unwise or can the sellers agent work on bolth sides of the deal?

Your best buyer of course is an OO, but I am happy paying 85% of FMV with cash/mortgage or up to 92% with seller financing.Keep it or wholetail it to net you the most. 

I am needing a purchase agreement for Michigan that includes a section on repairs the seller will complete, security deposits and the seller financing terms we have agreed upon.

Our realtor feels that our need for 6% seller concessions may be why some sellers have not accepted our offer despite the fact that we’re offering a fair amount more than asking.