Just ensure the agreement is clear and formalized.Pooling reserves across properties might make sense if you’re confident in your cash flow and other contingencies.

Try to anticipate other potential avoidable situations with a follow up inspection to assess the Locksmith’s work and ask your tenant(s) if you can also use the time to assess for other issues such as unchanged HVAC filters, leaky pipes, working shutoff valves, working smoke detector batteries, properly working downspouts, clogged dryer vents, evidence of water damage from leaking roof, etc,etc,etc.

As explained in this article, seller financing works best if you understand the needs of the seller.https://www.biggerpockets.com/blog/seller-financingReally dig into this topic and ensure you understand it and are prepared to use it.

But this can be used to sue you if you don't properly disclose so I would disclose everything 

If I have some cash do you recommend clearing the loan or invest instead for next property with proper planning ? 

If out-of-state offers significantly better returns, ensure you do thorough research and build a reliable local team.

Interview a few PMs, ensure they align with your goals, and stay involved by reviewing monthly reports.

Of course our big motivation is commission but you can get commission or a referral fee or something in an off market transaction if done properly.

This is how they ensure the work is completed and the project is staying on budget.The questions you should be asking are what is the draw process.

As mentioned mold needs moisture and the best way to get rid of moisture is proper air ventilation.