Not willing to do owner financing.You can use any title co you'd like, my title company will represent my side- so dont bother with funny business.

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

I would only hire out for major work I can't do myself or emergency repairs.I've dealt with older houses before and the house may be fine for occupants but there's still usually lots of things that can be fixed / improved so it seems a house that isn't perfect would give more opportunities for ongoing maintenance of this sort.To me it seems fairly straightforward to meet the time requirements but I think I need to have extensive documentation?

If in a low income area and a squatter breaks in and sets up shop, they can stay there a year before you can put them out.

Yes, you spent time to acquire and manage the property (unless the cash flow can also support paying for a good property manager), but you have none of your own funds invested, and you can use those funds for something else.You ARE recouping your initial funds.  

I would like to know if there is a way I can terminate the lease based on the unclear termination date or no termination restrictions indicated? 

If you can self manage effectively, you will find good cash flow there.

this is an out of state rental, and I need something where it can be reset remotely..TIA! 

"yes you can defer depreciation recapture in a 1031 exchange."

The extra HELOC payment can cause negative cashflow, leading to possible foreclosure and/or bankruptcy.Should you pursue RE investing?