If you don't have at least 2, work towards that.Business Credit - once you have some established credit, you need to protect it! 

And considering I think a person who puts in plain black and white that integrity and character of the operator are key -- and then does something underhanded and incompetent is just mind-boggling to consider -- so I'm only left with a negative feeling about the documents these darned attorneys dream up! 

Require co-signers (like their parents), check references from previous landlords or college housing, verify enrollment status, and personal interviews to gauge responsibility.6.

If a person has RCV or ACV policy makes a huge difference, than question of what coverage level people had and if they had policy add-on's that cover cost over-runs and all that fun stuff, not to mention contents. 

I personally did a couple last year that I self furnished and self manage while working full time.  

Personally, I wouldn’t invest in a market where appreciation averages only 2%.

If one is transferring property title from personal name, a Grant/Warranty Deed would be drafted/recorded to transfer title. 

For in person connections try some local real estate meetup groups.

If you're more of a 'personal referral' person than a 'do research online' person, and this is local to you in Manhattan, KS, hit up one or two of the trades people in the "little apple all stars" BNI group.

But keep in mind if your using money you cant afford to get back then buying action property might not be appropriate for your current endeavors and its better to just buy open market were you can do proper due diligence and know you have a build-able site.