Here's what I did with my father and best friend who gave me their money to invest.I assume that you don't bring any money to the table and all the money that you invest is theirs.

I bring lots of labor skills to the table and he obviously brings the $.

Monday arrives and I have no offer on the table.

and by doing it at purchase you save on a number of fees associated with the refi, legal, title, ectOn REO's it can upset the reo broker when you come to the table if you are financing rather than cash, so I usually give them a heads up if you want to do business with them in the future

Seller is obviously going to sell to whoever gets to the closing table first.

So, should I use a syndication to keep their money going, allow a bigger return from them because its a pool of funds yet take care of myself for what I bring to the table besides green?

There is only one buyer and that is the guy who brings the capital to the table, so in that sense it all comes out of their money anyway.

You do need to look at this over a term certain, otherwise it's a mortuary table issue estimating when the seller might leave the property to a nursing home or passing.

You want to get your offer onto the table ASAP.Set up a system for doing quick offers.

Correct -- cash deal means you bring cash to the table.