I have a security deposit to cover this but wanted to check to see if anyone knows an efficient and fair contractor to hire for a crank window repair services.

My interest in REI developed when I was in my early 20's and wanting to secure something that I could pass down to my child/ren.

Except lease contract, statement or evidence of security deposit, move-in check-in list, what other documents should we get from the seller? 

Most of those types Pension Funds, Insurance Companies are investing with REIT's.The institutional money typically only invest with the whales for what they tend to perceive as ultimate security and low risk.I talk to REIT's all the time looking for off market properties for my clients.

The two living at home have saved up $30,000 and $10,000 (one is close to graduating the other just started) They have received grants and scholarships, and taken out no student loans.

I would also look at ways to stagger the lease maturities so they are not all turning over the same year.I would want to try and secure these tenants for 10-20 years if I am building a new facility for them.

@Blake BillupsI am not sure if the IRS will grant you a letter to confirm that you had $0 tax liability without filing a tax return. 

My goal is to have every one feel secure in the partnership while also avoiding any unnecessary fees like legal, if possible.

Totally agre with Grant Rothenburger and Ryan Evans here.

(this is not very likely because of your lack of experience and high LTV) This lender would be in a 2nd lien position and not very secure if you fail.