You may be able to secure higher leverage financing through alternative lenders than a traditional bank (not always the case) and this may help advance your objective of reducing the down payment/cash requirement but that may only be temporary relief as you will likely pay more over the course of the loan because of higher rates and fees.

This is not something you will get online you need an attorney to draft documents and it is just a matter of whether you draft them or their attorney drafts them

Can I just find a WA state attorney online and get the agreement reviewed?

Send a letter giving them your/pm's contact and a detailed explanation on how to pay the rent (Helpful with older residents if you are going from check to online billing.

Online title search companies.

I have never had any tenant object to paying an extra $35 per month to have the softener, that is about what they cost to rent from softener companies.

Lots of material online.  

I also did some investigating online and see the renter has a tendency not to hold down a job.I offered asking price (fair market) because it was the sellers bottom line and the fact there were already tenants renting.

I think you are answering your own question here - if you can't find reviews or much info online then....

I agree with the above that Quickbooks Online (QBO) will work for you.