I tell potential tenants we are having an open house on x date from x to y time.

It has been two months and a couple of PA addendums later, extending the date, and the landlord hasn't been able to get the tenants out.  

Any person who engages in the business of a real estate broker or real estate salesperson without obtaining a license as provided in this chapter shall be fined not more than one thousand dollars or imprisoned not more than six months or both, and shall be ineligible to obtain a license for one year from the date of conviction of such offense, except that the commission, in its discretion, may grant a license to such person within such one-year period upon application and after a hearing on such application.If you get a license or if you have a licensed agent or broker in your company, I think that is the way to go. 

Is there any set up needed 10-20 years in advance of the desired sale date for the properties?  

The first court date was today.  

Save each new version with the date so you can look back at your older versions and see how your net worth has grown.  

The ARV will be around $160,000 with repairs of about $30,000 and holding costs of about $8,000 However, the seller pushed back the dates from next two weeks of closing to first week of May and Bank approval of second week of April.

The deals that I've seen with no contingency are deals where there was a lot of competitive bidding for a desirable asset.There are at least 4 scenarios where an offer without any contingencies can make sense1- Very low earnest money with non performance penalty limited to earnest money2- Long future closing date so purchase contract acts as an option3- All due diligence completed prior to execution of purchase contract4- Willingness and ability to purchase all cashTax sales, foreclosure sales, final sale auctions are all examples of purchasing a property with no contingencies, other than perhaps good title - and at foreclosure sales even that's not a given!  

Have you calendared the dates and times for the next investment meetups?

I'm not exactly certain how the dates/math all works out.