The property was built in 1933 so it has charm and character, which appeals to my creative side. 

DSCR will encompass all your cashflow and COC as well. 

It's a charming area.

i use paypalworks like a charm and it's free

I've seen many leases in that fashion try to get fancy with the legal language or become all-encompassing across many jurisdictions and subsequently give tenants more rights than they otherwise would have had.

Works like a charm.

Works like a charm.

Theoretically it should be encompassed by any maintenance/expense allocation but I’ve never seen seller financials that listed it.

I have everything encompassed in the liability insurance.

Most agents in our area use standard PA Association of Realtors contracts and forms, which are pretty thorough and encompassing.