I've been talking with some loan officers and we will not be able to get a loan without either first selling the house or having a lease agreement.

Typically we are looking for a minimum of 8% -10% cash on cash ROI for the building.

I know that there are some states with reciprocal agreements that allow you to use your license without additional credentials, but what about those states that don't have reciprocal agreements?

If you buy it, you're not a wholesaler anymore.Here's how you do it:1 - Make the offer in the name of an LLC for $10k, thus the LLC is the owner of the "contract"2 - Sell the LLC ONLY (with the contract to buy as an asset of that LLC) for $15k (the profit you would have made if you had to buy the property first)3 - Buyer of the LLC (and the contract agreement/asset) executes the "contract" your LLC agreed to for $10kResult:1 - No money comes out of your pocket...ever. 

Our Agent has provided a termination agreement to the listing agent.

In all cases, they are held for a year and a day minimum. 

I was recently away for 6 months and did not know I was being penalized for not providing a copy of my lease agreement to the hoa.

Also, do you have preset minimum screening criteria set with your PM?

What would be some important steps to look into after coming to an agreement with the seller?

I personally would not invest as a general partner without a detailed agreement in place.