In the old days in Oregon we could write offers with EM NOTES  allowed us to shot gun and we could write a 50k EM NOTE does not have to be cashed until the deal is all signed around or within say 7 days of that.WEll that was unheard of in CA.. were I came from and many others that came to Oregon. so you rarely if ever see an EM note anymore agents wont allow it..

You have such a small list.. you hire a beginner attorney and your have your attorney write them a letter expressing your interest in the property.. very professional polite etc.. there is not a person on the planet that will not open a letter and read it from a law firm..  

Firms generally provide A-boards for checkout on a first come, first serve basis but they won’t have your name and contact info on it.

LARGE meaningful EM deposits 5 to 10k minimum. 3. of course quick close or close that accommodates sellers.. and sometimes a free rent back so they have time to move their junk if we do that we simply withhold 2 to 5k until they are out.4. escalator terms that are meaningful 50 bucks is not meaningful.. 

I firmly believe that in today's economy where both parents work that public schooling for their children is their number 1 priority. 

We are using the sellers law firm and title company Hocker & Associates.

Sometimes money goes to the sheriff, sometimes to the Tax Authority, sometimes to the appraisal district, sometimes to the law firm....so again you have to know that up front.   

Be firm. 

With a commercial firm you as a junior agent on a team will usually get a very tiny commission.

My end goal is to work at a consulting  firm, while being a landlord on the side.