They were friendly, nice houses, people being active running and doing different activities, and overall seemed like a happy town. 

After going back and forth with different people about what our best option was (submitting an invoice to be paid at closing, signing an option with seller and recording it, etc) we decided that the best and only sure way this deal could happen was if we recorded an "Affidavit and Notice of Interest in Real Property" (which states we have a contract on the property) and put the buyer and seller in contract directly.  

There is no magic words, different situations and people will dictate the conversation.

Is there a software that people are using to determine if something is an A class neighborhood or D class neighborhood?

As the other poster mentioned - make sure you set it up properlyIf you are looking for financing you will pay higher jnterest and higher down payment having it in a LLCMy recommendation to people is for their first few properties it may be worth putting in your own name and have an umbrella insurance policyIt depends on what assets you have.

@River Sava I have looked at Somerville and really like the opportunity there but it's more expensive than I think the other people investing with me would be willing to participate in for a 1st flip.

I'd like to solicit reviews from people who are/have been passive investors with them, especially post-Covid.

I get frustrated because most people a) don't stick with this and try to learn it... trust me its easier than first year college physics... but it will take you a few times to get it and after networking with real people doing this or b) they say its seems risky and listen to their lazy/ignorant CPA who by the way has been stuck in they same occupation for 20-30 years... why would you want to take financial advice from someone who is not financially free. 

This is what a lot of people do.

This is a great place to learn and to connect with people so take advantage of all the great resources.