Each state has different contract laws so you have to use one that is legal in your state. 

Cash flow = Rents - PITI - Expenses (Property Management 10%, Vacancy 8%+, Utilities, Repairs and Incidentals, Capital Expenses fund, Legal and Accounting)9.

For example, I see an approx upset amount, an address, and both owner and legal info, but the question is - where do you begin making an offer?

Once you know what types properties are in your price range then you need to research real estate laws, tenant laws, STR laws or restrictions, rental income both long and short term and appreciation rates for your local area.  

Disclosure: This is not to be considered any legal advice or solicitation. 

I pretty good at legal stuff even though I am not a lawyer (defended myself in federal court once... 

Does anyone have recommendations for a great attorney that can help us form our LLC and help with other legal work?

LP’s don’t typically show an address, just a legal description.

Contact your local housing authority to get clarification, as you could already of run into a legal situation by even calling a service animal a pet. 

If you do not marry you will need legal separation on your investments going forward.Based on your self employed income I would strongly recommend you get a job that will assist in your investments going forward.