Those sales may happen off market between you two, or may have creative terms, but really you're negotiating two separate sale both of which only happen if you both like the terms.

Why do you think purchase contracts are so long and have such small print?

Prepayment penalties- usually 1-5 year terms.

It's a long process and an uphill battle in your position.

Prepayment penalties- usually 1-5 year terms.

I learned SO much reading and editing BiggerPockets contributors that I turned around and did a bunch of my own deals — a flip, 2 house hacks, 2 short-term rentals, and one long term.

I am now approaching 115+ days since assignment on my first 3 deals and because I am in NYS, my attorney tells me that I cannot even speak to buyer’s or seller’s attorneys due to “breach of contract”.I lost my first deal in fact because we were hindering on 130 days since assignment (should have been long closed) and the city decided to demo before we closed and were able to takeover in court.

What advice would you give to an investor starting out in terms of location?

As long as you are living there, it shouldn't matter. 

BTW, I have created several MMLLCs, some with people I initially never met face to face, and at the core are general terms and, legally, the Operating Agreement.