How have you made your LOI more "competitive" to the seller and broker when sending it in?

Just be frank about your situation and assure them you won’t do anything to jeopardize their position with the seller at all.

I’m also going to add a list of 400 new motivated sellers every month to continue to contact monthly & build my leads up.

What's the demand like? 

The inspector did not find any mold in the bathrooms.I'm still waiting on the leases, tenant estoppels, etc. from the seller.

I have a question about a version of seller financing that I'd like to post to the group.

They mentioned they would be open to seller financing if interested and I have to provide my terms in the offer.

If I’m dealing with cheap houses, and sellers who most likely do not have an attorney, do I need to deal with earnest money at all?

Buying wholesale works best when the seller either can't sell retail (i.e., to an owner-occupant) or doesn't want to (for reasons of speed, convenience, etc.).Here's my simple test: If the seller would be best served by selling the house retail through an agent, then that's what they probably should do, and there's no good reason for you to get in the way of that.

The seller could get additional mtg.s, liens, judgments against the property and not be able to give clear title.