We DID decide to consult with a lawyer, as during this process the tenant sent us a partial payment (not even near what he owes which IS close to $15K).

The title company/lawyers office sees you (the investor) and your "Invoice" as simply another of the many people/companies who are getting paid (appraisers, property inspectors, electricians, etc.)(4) Finally - Contract 1c, the "Invoice" and earnest money from Buyer "B" is all turned into the title company/lawyer office.

All the books I have, have these in them though so can you just take those and goto your lawyer and make sure they fit for what you are doing?

I've also offered to put together the SOW and handle relationships/meetings with business associates (accountants, lawyers, agents, etc.).I think it's a good split since he's an expert with rehabs, and I'm good (and efficient) with technology, accounting, and planning/organization.

Would you recommend Rocket Lawyer to review my lease, or finding a local real estate lawyer?

I'm not a lawyer, and this is not legal advice, but if you take a look at RCW 59.18.285 (link below), it states:"No moneys paid to the landlord which are nonrefundable may be designated as a deposit or as part of any deposit.

You need a good lawyer.

There are a couple of places I've been interested in, so I got in touch with a lawyer who said "don't sign anything then send me the lease proposal when you get it and we'll take it from there".

I force myself to pay people contractors, accountants, lawyers, even though it feels like it's limiting my potential in a way, and I have to tell myself that it's for the best, even if less goes back into the real estate.

I'm guessing a good contract lawyer in my state(NC).