I also was making sure there wasn't any major projects I wasn't uncomfortable with and essentially looking for something with good bones.

Nobody likes such uncomfortable transactions.

Although a seven year contract makes me a little uncomfortable, I'd think through what the pros and cons would be for you with either choice.

You are then able to subtract some (not all) of the routine selling expenses on you closing/settlement statement. 

In my area in the Chicago western suburbs, we routinely see sub 5% vacancy rates and I personally am normally operating at closer to 1-2%.

@Ryan Howell is right, there are a lot of people who are working remote right now who want to break up the routine and have the flexibility to work from anywhere.

Maricopa is routinely the fastest growing county in America the last few years.4.

This would be true even though Ray would be paid as a normal routine contractor (time, materials, profit, etc) and Sara being paid as a wholesaler (in bringing the deal) and as a realtor (in the final sale of the deal).

Courts routinely enforce contracts based the cognizable right of mere possession.

There are pro-sumer type of companies (which basically target residential home buyer and sellers and are not uncomfortable with investors) like SafeCo and Foremost, and then there are some pro-grade insurance carriers that would be good to pivot into once you've reached a certain critical mass.I'd recommend getting in touch with an insurance broker who is a competent investor themselves.