I think that we are in one of the best rental markets in the City (Elmwood village) it was selected in the top ten APA best places to live 3 years back, Forbes listed it recently in a list of something good I forget what it was now…Anyway, I am in the process of closing on an 8 unit a few blocks from my house now and am making an effort to ramp up my investing in the near future.

@Gary Swank I actually lived in Pittsburgh in 2006-07 and have been back to visit friends as I am a PA native and also I worked as a contractor there for a DOD robotic company (2011). 

Lenders are expected to act reasonably and if you're making reasonable efforts towards completion, you should be ok, though it is best to consult the lender and consultant on any timing issues (and to the extent you feel necessary -  a PA atty if your legal rights become an issue).At least in NY, not every repair/maintenance in a home requires a license contractor (as opposed to the homeowner) or even a permit. 

Here is a link to another BP thread that covers a number of the issues being discussed here, and it includes a link (as requested here by @Marcia Maynard  ) to an article by a PA attorney named Brad Dornish where he litigated matters regarding supposed service animals:http://www.biggerpockets.com/forums/52/topics/1419...Lots of good reading there including the links therein. 

What are your recommendations as to where could I find a PA and assignment contract that is legal to use in Pennsylvania?

BTW, congrats on the degree, my 17 yo son currently plans to get a PA after a BS and 6-8 years of outdoor fun.

Would anyone have a template for the Operating Agreement Template for a PA LLC”?

you agree with seller on terms. write it up on a PA and take it to title.

I did not want to sign a PA as I do not want to make payments on this until a buyer is lined up.

My residential experience consist of: couple years of real estate sales, couple years of new construction field superintendent, 10 years as a home inspector, and 20+ years as a PA state certified residential appraiser.