Try and seek out a coupon on line at Harbor Freight or in one of their coupon books at the store and sign up so they send you one when they are issued.

While I haven't met her in person, she's great online.  :-)  I also recommend @Dawn Brenengen. 

I've heard somewhere online about the "Seller Side Only HUD" or something to that effect..looks like it isn't true. 

Also browse your local market online and by driving around to learn about neighborhoods, home values, etc.

Add on insurance ($130 according to Realtor.com) and property taxes ($340/month per this online calculator) and you're at $3,105. 

So should I cough up that cash for the piece of having a solid lease from an attorney or can I save that hard earned money and just use the best one I find online?

If I recall correctly, that PA statute refers to the Unfair Trade Practices and Consumer Protection Law ("UTPCPL") for liability.

Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

I am a practicing licensed broker with a decent size business (LLC #1), however this rental property is within (LLC #2) which has a couple other rentals in it as well...so when you say "real estate professional" I am a little unclear if my "day job" as a broker would give me this title since this property pertains to LLC #2 and is my "rental job" which is passive income, not active.We've rented the property for 2 years as originally intended, but do the fire and renovations, plus the market being higher than I ever anticipated in this area, I want to get out what I can and roll the money into a better location via a 1031 tax exchange.Thanks again for all your input!!

If you start working with an account they should be able to put you on their wholesale plan and save you a little money if you buy the online version of Quickbooks.