Ideally, you would find either a Single Family or Multi-Family place & utilize either an FHA 203k or possibly a Fannie Mae or Freddie Mac Conventional Rehab loan to procure it.

If you're able to procure a property that's relatively turnkey at land or slightly above value, lock it in. 

Procuring debt from the crowd avoids tying yourself to a lender and gives you direct access to the capital markets.

Long career in Business Development and Procurement. 

It enables you to past blame onto someone else. 

They list all their available rentals on the MLS and pay 50% of the first month’s rent to the procuring agent.

Here's a partial excerpt of the definition of a Real Estate Broker - which requires being licensed:"...buys or offers to buy, sells or offers to sell or otherwise deals in options on real estate, or advertises or holds himself out as engaged in the business of selling, exchanging, purchasing, renting or leasing real estate, or assists or directs in the procuring of prospects or the negotiation or completion of any agreement or transaction which results or is intended to result in the sale, exchange, purchase, leasing or renting of any real estate."

SRQ and LWR are not cash flow friendly from what I've seen.In regards to acquiring the investments, I'm sure I could figure out how to procure funds for any deal that looks good.I'm still going through available houses/deals to gauge what I'm actually expecting from the deals.

2) What contracts and what clauses do I need and how can I procure them on the cheap?

Moving forward, we are going to implement all suggestions:After 15 days pest control is on tenantRequests should be made through Google forumOnly contact for emergency etcAs I tenant, I never complained and I think I expected someone like me and my working professional friends; people who don't complain about silly stuff because we know it isn't our forever home.