My personal opinion is that, while shifting investments into real estate may be the right move for your situation, there is likely a lot of work to be done before you get to that step to avoid a potentially costly mistake. 

I'm hoping for some input on the best way to write up the lease contracts, as that is my next personal assignment.

She is a real estate agent but rents so no property to place a lien on.Need to know a couple of more details first: Is/was the mobile personal property or real property?

That's just my personal way of really feeling like I've comprehended the topics rather than just listened to them. 2.

$6k tax.Ins,hoa, not to mention utilities . took out a HELOC off of our personal home ( res.worth $900k, and a 260sq ft studio, mtr. $1450 mo.) for$ 220,000 for the deposit.

No personal experience with them. 

I have been reading books and listening to podcasts for almost a year now and I know I need to take action. 

I personally haven't done this but I have helped clients do it in the past.Hit me up if you're interested!

Less commonly, I’ve seen investors prioritize the 70% rule when evaluating deals.With so many different benchmarks out there, I’m curious—what metrics do you personally prioritize when analyzing deals?

Wouldnt you think the agent would have offered it to their established client base and it would have been scooped up right from the beginning from a local investor ?