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. 

But I'm totally interested in connecting to learn more about what lenders you have worked with too.

Total of 6 units

You can obviously earn money through different options with just as good, if not better ROI. 

I'm an Airbnb host, I have 4 that I own, rehabbing 3 more than will be airbnbs as well, after that I don't plan to buy more, just rent and make it an Airbnb, when you talk to the owner you have to explain the benefits of letting you do Airbnb (house continually kept up and clean, great airbnb reviews with solid house rules, I plan to offer to fix any minor issues so he's totally hands off unless it's a big issue with the house).

Obviously, I've gotten to know Denton and the 2 universities here very, very well in a quarter of a century, and suffice it to say that, while I think a person can do well in this market, even with all my familiarity with it, I have steered clear. 

Unless you've done any upfront repairs on the property then you'd factor that in to your total initial investment

@Cody Blackburn i must say quit impressive to have such amount in savings. i totally agree with @Toi Perry on you listening to the biggerpockets podcast to determine what will work best for you. but for my recommendation. i will go the buy and hold route. i am new as well and that is what i am saving up for.

I'm totally aware it will be a lot of work, saving, budgeting, etc and am willing  I just wanted to know if 1-2 properties with 8-10 units sounded like it fit making 30-40k after expenses.     

After total rent , minus repairs, and my purchase price, I still managed to squeak out a minor profit( however, for tax purposes, it will still show a loss after the depreciation is added back in to calculate the cost basis, just my opinion).