Seller financing and rent to own are other structures that can focus on cash flows, strengthened by high rates. 

It is really that simple.Your word is your bond. 

If you are seriously interested in their home to live in, use that as your bridge to build a bond with them.

If your on-hand funds are sufficient to pay cash, you don't need a POF....just provide a copy of the statement, which shouldn't be required but helps to strengthen offers nonetheless.Other feedback:1) Offer as a % of ARV is meaningless w/o repair #'s.    

I would suggest start with education reading and listening to anything about real estate; buy and hold, flips, Lending, etc to determine what part of RE investing suits your interests and strengthens.

Here in CA, contractors have bonds or 15k, you can do logged communications, demands, etc, and if everything is exhausted and still the contractor does not perform the contract.

The house I am considering purchasing has a stucco bond and seems to have been well cared for.

A carton of copy paper (20# Bond) should run you around $35 and that has 5,000 pieces in it. 

Without any physical meetings-just buy/sell like trading stocks and bonds?

TannerThere is a great loan/bond program for first time home buyers right now.