I require $5k Min (only refundable if we can't deliver the title clean and insurable) and 24hr to deposit after signing the assignment agreement. 

.), but I'm not sure whether I should also ask for the property to be delivered vacant..My questions:- If I keep the tenants, what should I obtain from the current owner or the tenants themselves?

But it would have to be a very special set of circumstances for me to ever let a buyer inspect one of my listings themselves without a fully executed contract and earnest money delivered to title.

I do deliver it digitally through a web based app as soon as they book and then have a printed version at each property as well.

Title company set to close it but wants a 90 day cooling off period if the seller appeals or something comes up before they will deliver the title and give me insurance.12. almost 3 year later now we close and get our title insurance so we have also have fines to deal with and 3 more years of tax's13.

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

The property must be delivered free and clear of any legal or illegal occupants within the specified timeframe.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

I'm not going the turn key route so I would be responsible for the following GC work; Site work, foundation install, furnace/boilers install, water tank, septic, connect plumbing, install panel boxes (panel boxes provided by modular company) and connect power, interior flooring, appliances, complete the siding/roof (15%) as it is delivered 85% complete, landscaping, front porch, final coat of paint inside (comes primed), 2x stair sets to the basement.My question, do you think the $94 a square foot is high? 

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.