I am looking for some advice in regards to the best contracts to use for every stage of the wholesale transaction in MA as well as the most transparent verb-age for clear disclosure; and also the best clauses to use to cover oneself risk and inspection wise that would still be presenting the seller with the most attractive offer possible.

Just need to focus collect money and attract new customers.

I am still a beginner so the first thing that attracted me to Birmingham was the recommendation from more experienced investors.

v=IPM8OR6W6WE- problem valley in a roof, that keeps accumulating leaves and easily leaks- Commercial property that attracts graffiti artists - paint won't stick- Walls in bathrooms that don't have great ventilationWhat else can you think of.....?

I haven't invested in the area because my sense is that it is a family neighborhood that does not attract many renters. 

I've also found having a deal in hand will attract the right partners  neededGarrett

Location: Raytown-adjacent, outside the 435 loop, 73% owner-occupied neighborhood, Raytown schoolsProperty specifics: built 1960, 3/2, 1200sqft, 2 car garage, large lot, quiet streetPlanned renovations: New roof, HVAC, some new electric, finished basement, good cosmetic finishes (hardwood/tile, granite, etc)NUMBERS:Price: $99k (after renovations)Projected rent: $1100/moEstimated monthly expenses: ~$400 (allowing for vacancy, maintenance, taxes, insurance, PM fees)I'd use leverage to purchase, and with the payment factored in I project just under $300/mo cash flow and about 11% COC, Cap rate between 8-8.5% depending on how you crunch the numbers (I'm rounding them for the purposes of this post, but I calculate pretty conservatively).The numbers are decent, and I like that this house is on the higher end of neighborhood normal - it should be a very desirable rental, and attractive to a potential future buyer (though I intend to hold).  

Make sure you can proof up with your offer.I know in my market the medium sized local builders have an 'edge' because they will close faster than the big guys. 1m closing in 6 months is usually more attractive than 1.2m closing in 15! 

One intangible to consider is whether the garage will help you attract a better quality tenant.

It's one thing in a private yard...they can leave it there and attract flies and disease as long as they want (it's still gross) but if there are other people around, it should be cleaned up asap, no exceptions imo.