If you are hiring a legal licensed contractor , he will provide you with a contract . 

Consider hiring a buyer’s agent to represent your interests.That said, properties with underperforming tenants could present an opportunity.

One key takeaway for future projects is the value of hiring professional painters.

Quote from @Jonathan Blanco: Is it worth seeking lenders with $0 lender fees (such as origination, processing and underwriting fees) or do they just get that money by increasing rates and charging higher points?

In order to get there it would be good if you could keep feeding cashflow proceeds back into acquisitions, on top of your continued W2.Speaking from experience, you can manage probably 30-50 units yourself nights and weekends before you really need to hire someone.

Quote from @Jaren Taylor: Quote from @Chris Mason: If you have the ability to market and raise money, then you secure the down payment, and do the normal commercial mortgage process. 

Hard money typically refers to a company that has it's own underwriting guidelines, rates (9% - 15%), costs, draw process ect.

Quote from @Jason Hathaway: I'm in the process of purchasing another home adding to my portfolio.

In process....stabilization in 12 months Lessons learned?

The process is easy:1) You’ll receive a disarmingly simple one-inch-thick three-ring binder containing your plan documents.