But next quarter I had to call the guys about the high water bill & have them check for a leak.

like a Google Docs is there an alternative to QuickBooks ?

The BiggerPockets book on Flipping Houses comes with a standard Independent Contractor's Agreement (and other docs) and talks about draw schedules and best practices.  

The times I've won they've given me a couple days to sign and return docs along with the deposit/em. 

Mold inspector said most of the problem is housekeeping  that he could see, and that there are no water leaks in the house.  

My first thought was, are they going to give me the Operating Agreement [OA] and other supporting docs (I had received a huge binder of these docs thought the company I used to register my first LLC). 

I know I need the seller agent to send me the HOA docs for me to review.

Here is a link to the Freddie SBL: https://mf.freddiemac.com/docs/product/small_balance_loan.pdfI think those might be products that are in line with the product you want to invest in.

If your roof starts to leak, AC breaks down, etc., you'll have to deal with expensive repairs while hoping your home's appreciation will come out positive.If the market corrects and you have to hold on to the property longer, you could be losing money from having to handle repairs while you wait for the home price to go up.Forced appreciation through rehab is your way to minimize these unexpected costs, not speculative appreciation.

Just launched in November have 10 members, meet bi-weekly via a Virtual Call (Zoom), shared FB group and shared google drive docs where we keep each other accountable and provide constructive criticism.