3) The few banks I spoke to informally appear to be uninterested in writing a loan unless the tenants in the property have long leases that practically exceeded the loan term.

I write up what I need and approximately by when. 

To top it all off the sellers agreed, in writing, to have a professional look at the electric and circuit breakers and baseboards in every room and fix/replace anything that needed repairs and provide a report stating it was all done and cleared.

If a Realtor brings her a buyer, he's going to write his commission into the offer.

Write the checks to yourself.3.

Real estate + money + relatives + lack of communication = big badda booom.Would recommend next time get all this stuff down in writing up front AND I personally would not use a relative or close friend. 

We have tried Upwork, too and there are a lot of great talents there but I don't want to spend time hiring VAs myself.

Is this something that I should rely on my agent to write up in the contract, or should I potentially seek legal advise?

However, you don't know what the prior owner had agreed to in writing with them, so it is likely best to have an attorney handle it for you.

If all goes well we will be writing a PA Monday evening for $230k and moving a nice profit on to the next deal.So anyways, I just wanted to introduce myself, and give a little background info to the group.