$200 - $400 is a small price to pay for a legal instrument that actually protects your interests.There are two problems with using template (standard) contracts:1) not specific to your situation2) in case of the need for legal assistance, no lawyer is going to be very happy about having to defend it, since it's not going to be a good fit.Honestly, if you can't find $400 to spend on legal advice and assistance, then this isn't a good enough deal.

If you find a good enough deal, the money and help will come.

I will buy anything in any area if its a good enough deal. 

Good enough for a broad overview, but not great for actually trying to book appointments. 

He said if the deal is good enough, they will want to do it.

The positive news is that my original tenants were good enough to provide me with their new address (they believe they are getting their full security deposit back) so I will have an address for the court to notify them when I file against them since these damages will exceed their deposit.Even though your tenant is maintaining your property the idea that she is decided to use it for her financial gain does not sit well. 

And if your deal is good enough I'll JV with you myself.

Then, bat ideas back and forth and look for points of common interest or reference.Remember, though, that folks will move when they have a good enough reason.

In this case it's not good enough.  

Here is what I would like to see:a set of exterior pictures incl all 4 sides of the house, the front and back yard and the garagea picture of every roomseveral pics of kitchen and bathroomsfurnace, AC, water heater, electric breaker panel and electric service outsidebasement walls, cracks if any, water stains, any puddlesa close up shot of: a sample window (the frame, not the glass), flooring, siding, roof shingles -  if possibleanything else that needs attention or is broken (crumbeling chimney, a huge fallen tree, water stains on the ceiling etc)Better to take the pictures with an actual camera with a real flash, cell phone shots are usually not good enough, because they turn out too dark and don't show details.