Using a queen sheets is a very practical solution since the dimensions are close enough, though like you mentioned it will be a bit long on one side.

I typically use regional banks to fund my deals but my 2 go-to banks have either slowed or fully stopped investment loans so recently I've connected with several online brokers but all came from ads or they reached out to me vs personal recommendations and intros so I have concerns. 

If you are listing it online, aren't you just in a sense just "listing it on market"? 

Seems like a really sound practice.

This is where there is a gray area.Many consider wholesaling practicing real estate without a license and there are laws in other states cracking back against it.

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

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.

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.

Online title search companies.