Pretty houses.

That neighborhood has low inventory, but very high rental demand and the tenant class is typically pretty solid.

Even if you fail the first time (pretty much every inspection I've had the person finds something to flag) they don't cut off payment until they have come back out a second time.

I've got a pretty good idea of how I'd like it structured (terms) but I'm not finding any forms, or even examples of forms, to use. 

I have done a lot of research the last few months and have gotten myself up to speed pretty well so I'm not looking for a lot of free knowledge from a realtor.

I have gotten pretty good with multi-families in low to low-middle class neighborhoods.  

Investors made offers to other investors to be bought out at 75 cents on the dollar (pretty normal process in trust deed lending - either stay in the deal until the end - or get out now at a discount.)

I usually recommend clients a pretty easy cosmetic rehab which is refinish floors, replace cabinets with modern white ones, add a white stone, new appliances, new bathroom vanity/mirror/light fixture and add in unit laundry. 

If you're looking to put together a team, I have a pretty large list of vendors if you're interested.Have a great day! 

Pretty straightforward, but I have seen houses where the renovation work approached those limits and building departments asked for more information from contractors regarding costs.