So I require skin in the game (average is 5% to 15%) to offset this.

The brother and his son had been living in the house, free of charge, for years, and were gaming the system.

After hearing about, and personally encountering some horror stories of disagreements between homeowners and contractors, I am wanting to establish a clear contract to use with a new general contractor. 

Like @Bruce Woodruff said you have to establish your goals and "why" REI or homeownership should be in your life.

Once you’ve made all of the rookie mistakes and have your SOPs in order, you can go invest out of state with a game plan.

Do you have the connections already established?

Eliminate debt, establish a budget, and save.

If you want to establish a long term relationship with someone who lives eats and sleeps creative financing and loan products - I recommend getting in touch with a well-versed broker who manage the relationship and introduce you to competitive products in the market.

I realize a lot has to be worked out, but tokenization through blockchain eliminates a lot of legal documentation issues once established.  

Picture this: 3 pools and hot tubs, a dynamic game room, a versatile venue, pickle-ball courts, outdoor theater, mini-golf, and more.