Our business pays for a crazy amount of our monthly expenses... cars, car insurance, health insurance, phone, internet, etc.  

Here is an old forum post that has some great points: https://www.biggerpockets.com/forums/52/topics/27420-special-clauses-to-put-in-leaseYou can also do a quick internet search for state-specific templates to get a general idea of what to include.

I pay for internet, gas and electricity each month but the bills are under the tenant's name.

could I just download a purchase contract off the Internet have her fill it out and bring it to a real estate attorney Or closing agency?

I've mentored so many wholesalers and the ones I've seen success in have build tight knit networks instead of trying to be the jack of all trades and taking their deal to everyone on the internet trying to squeeze out a few more bucks.

I searched the internet, cities from Florida (Orlando, Jacksonville) and Texas (Austin, San Antonio) come up a lot, along with some other cities.

Budgeting for cable/internet, utilities, and the other normal expenses involved in a real estate asset.

You can read a lot of inaccurate on the internet. 

It is easy to be enamored by the professionals all over the internet that tell you "it's so easy!"

Doing a quick internet search it looks like foreclosure fees can be quite a lot.She said they are mailing her how much the fees are and said she'll let me know, but she didn't sound too hopeful.