I have been reviewing the Beginner’s Guide a couple of times and plan to again, it has been very helpful.

I just got Landlording on Autopilot by Mike Butlet after seeing good reviews on BP.  

Amy,I would contact an appraiser in that area than can give you realistic comps with a desk review...Also, I would search options with various Hard Money Lenders, there are some here at BP that are members.  

. - they will give you both a contract to officiate the sale between the buyer and seller (no need to make one up yourself although i have done so, many free ones available online and if your half decent at contact law it is not that complicated to make it legally binding, your title company would review it  anyway to ensure accuracy.) - they will coordinate with the buyer for appraisals, termite inspections, coordinate with their mortgage lender, earnest deposits, etc. - they will be the primary contact, so after you and the buyer have settled on the price and contact a title company, they do all the rest of the work!

@Dell Schlabach Yes he is incorrect about HUD counters, but it is not a true counter in that even if you accept it is not reviewed until the next day so if a higher offer is received you will still lose the property. 

If you could work out a deal for your linens, see if you can also work out a deal for your guests--they'll appreciate it and most likely so well your reviews.

I would like to prepare some models or templates that I could use depending on the particular negociation with the sellers in order to secure the deals before closing, without having to wait for a lawyer to review it.

You want to see the complete chain.You should have reviewed and O&E report (limited title search) as part of your due diligence. 

They'll need to review the entire package to come up with a payoff for that individual property. 

The unit will be occupied far less often with more eyes on the property and reviews keeping you held accountable very early on to issues before the become anything bigger.