Without letting the insurance company know that he will be the one doing my work, I plan to utilize his expertise and know that he won't lead me in the wrong direction.

The problem with this is that (1) the deal they think is ‘great’ is probably mediocre at best; their lack of experience and expertise causes them to either mis analyze or exclude information , (2) the ‘off market’ deal they found is not off market, it’s just not listed with a broker, and (3) with no money or experience they don’t bring anything to the table worth an equity position.At best they might be able to obtain a broker fee.

As I believe @Roy N. was mentioning, you could partner with someone who would provide the down payment but you’d have to give them some pretty good value in return I’d imagine (expertise, property management, etc.)

I wanted to know what the best wording for my lease to protect me if I'm paying the utilities?

Ultimately I got it listed because of the nice tax credit for rehab and I wanted the building to have some protection in the future.

I have no RE experience but know to use all the free info, expertise, and networking options here to build a plan.

Do what your preferred area, your goals, level of expertise and access to funding tells you to do. 

You have the right to protect your property.

But once you have them on a password protected website or private email list you can happily market your contracts to them.

In exchange for your time you get their expertise and will get a fee when you find suitable deals.