There has never been any sort of lease signed nor has she ever paid anything more than a few electric bills which are next to nothing since he has solar. 

When you want coaching, you sign up for and pay for coaching in the niche you want to crush in and you shouldn't do that until you have tried a decent amount on your own, gone to meetups for a year, and figured out what you want to do first.Wholesale coaching is out there, but there are a lot of charlatans.

We sign leases with nonprofit and for profit companies who provide structure and services to people in recovery.

I am considering doing this but should I charge a fee to write up and get the lease addendum signed?

Each time I wire funds down to Belize the recipient has to go to the bank and sign why they are getting the funds.  

:)As for LTR rental terms, usually we sign a 1 year lease where tenants are expected to pay Electric and Gas if applicable, while the owner typically pays water/sewer/trash with the city. 

I did find this deal driving driving for dollars, the realtor of the property was adding his sign in the front yard, I approached to make and offer. we close in 3 weeks.

If the signs point to selling, consult your CPA about the tax implications.

Keep the focus on the lease; it rules - and he signed it.  

I saw Vacasa rental signs everywhere.