In NJ effective 2020:  "Governor Murphy's executive order waives provisions of statutory law that prohibit the use of security deposits for rental payments, enabling tenants to instruct landlords to use their security deposits to offset rent or back rent." 

Nearly every State's contract has a section for special instructions to lay out terms, add extra documentation etc.The "one pager" contract has its place, but I use the State contract 98% of the time because it offers excellent protection to both seller and buyer, is easy to fill out, and is what everyone is used to seeing.

We did not discuss pricing, and I instructed him to fix it and bill me, this is my fault.

Rolling over from a previous 401(k) to an IRA is fairly simple to do and the custodian you choose to go with can help with that process/instructions, too.

The first step for me would be to introduce myself to the tenants - in writing - with instructions for payment of rent, reporting maintenance, and a request to schedule an in-person inspection of their unit within one week.

Nearly every State's contract has a section for special instructions to lay out terms, add extra documentation etc. 

Have escrow company instructions serve as your contract.

not a house inspection or anything, just a person with their cell phone given your specific instructions, for example, during rehab project:drive up to the driveway, take pictures of the front and sides to see the lawn worksee signs that the building materials are properly disposed of, record a videosee signs the contractors are workingor prior to purchase of a property:take a 360-degree video of the propertygo to the property at 9 am, 3 pm, or 9 pm to see the neighborhood situationI've seen horror stories where the contractors have not worked on the project for weeks without the owner knowing, or real estate agents not telling the whole story about the neighborhood, I wonder if this gut check service is something you would use?

I don't have any friends that care anything about investing or becoming an entrepreneur. 

Make sure you are following the rules of the warranty (if there are rules/instructions) on how to transfer it.