Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Obviously a deal where the numbers work are a must also. 

Also "no lease" because you are in a month-to-month period of an existing lease and "no lease" because you don't have an instrument to take to court to evict someone are two totally different situations. 

Dealing with lead paint is one particular thing I have seen first time flipper totally miss and see them taking short cuts that eventually come back to bite them.

I estimate a total of $500 for the event since we did the cleanup.

That's obviously assuming the investor can get 5 more units, but expect them to begin having conversations and testing the waters.

Hello, I've come across a property I'm interested in that has 6 units total - 3 apartments and 3 retail shop fronts.

I'm on the Tennessee side of the NC border and totally agree with you - still lots of opportunities in some of these southeast US markets. 

Not looking for a total rehab for the first one.

BiggerPockets also has a "Tools" tab above, hover your cursor over it and click "FilePlace"... here they have templates and documents that you might be able to search through and find what you're looking for.Once you have the LOI (otherwise known as an offer binder, offer sheet, deal sheet, etc), all you have to do is outline the terms of your offer: Proposed purchase price; deposit amount; total down payment; method of payment (cash, mortgage); contingencies (inspection, appraisal, etc); proposed contract date; proposed closing date and anything else outlined on the form or anything else you'd like to include.