Any specific contract clauses or safeguards I should include?

Look at their finishes and what they offer guests, use that as your baseline, then improve upon it.

A few other comments;For Philly: It's best practice to include the required documents in the final lease packet and have the tenant sign or initial all to prove receipt.

Additional highlights include RV parking and a wealth of upgrades throughout the home, making it move-in ready.

As I posted recently on BP, some of the units that I've owned included heat and hot water in the condo fee, which increased the condo fee such their fee was in the $380 monthly range. 

I believe I put about 60k into the rehab which included adding a fifth bedroom to the basement.

But what is really important is that you understand the terms of the loan, including the length of time and when you can expect to get the money back, how it is secured, and the process of getting it back if things don't go as planned with the investment.

But to your point, this does not include Property Management.

There is an offer to buy but if I include everything I've spent over the years, mortgage P&I, taxes, insurance, HOA, and recent repairs, I will just break even.

I don't see finished making much of a difference in value.