In the past, I've accepted colleague requests and then suddenly started receiving unsolicited emails from that person and/or someone else who had to be associated with that person because there was no other way the sender could have obtained my email address. 

Omitting (or using a generic) vacancy rate, leasing fees, management costs, legal expenses, associating fees, maintenance, capital expenses and other fees associated with property ownership can really skew an analysis.

Cap Rate: Looks respectful but some one here will brag it is not highCash Flow: + goodness directionI will check with Association looking at lawsuits, restrictions and income statement that show they will allow you to rent to others.

I've reached out to a few GC and some are just too swamped with work and others dislike the paperwork associated with a 203K. 

My main concern would be the vacancy between tenants, and cost associated with a tenant moving out like paint and cleaning.   

I would be very careful commercial in small towns can stay vacant for EVER and a Day.just drive through any small town between Dallas and New mexico.. look down the main street.. nice brick buildings 90% vacant then on the outskirts of town a walmart and the associated fast food joints..the resi might work.. and maybe you change the commerical to cheap storage but put NO value in its cash flow would be my advice unless there is some compelling reason you think those would be leased.. if there was demand they would not be vacant would be my thought

You will have to pay local association fee's, MLS fees, eKey fee's, brokerage fee's, ect. so account for that in your monthly budget. 

You can also go to your local Real Estate Investor Association meetings to make some very valuable contacts.Start speaking with lenders (both big banks and the smaller ones) to get a feel of what they would require you to bring to the table.

As a Realtor in Georgia I use GAR (Georgia Association of Realtors) forms that have been vetted and are updated by attorneys every year and sometimes even in the middle of the year we receive updates as well.

You don't need to do anything with that, IRS would know that this EIN is associated with the tax-exempt entity.