I also penalize for extended delays that are caused by them (not me if there is a schedule issue.)

With enough reserves to cover the mortgage payments for an extended time and any required capital expenditures that may come up.  

You could also have them pre-pay one year into a third-party escrow account that would release the rent to you in a timely fashion.

Can anyone tell me where I can get boilerplate independent contractors agreement, release of liens, and proof of payment received forms???

I just gave a long-term tenant a $25 amazon gift card upon re-lease.  

Just don't let wanting to be cheap now lead you major hassles every time its time to re-lease because your unit is less desirable.  

Did you sign of of the releases of the money from the lender on the reno loan ? 

1,029 homes sold in November in the region at a median price of $246,000 according to preliminary data released today by the Charleston Trident Association of Realtors® (CTAR).

However, when an owner financed older couple could not balloon pay me off after 4 years, I ammended and extended the contract 8 years and took 7 k off the balance after the well collapsed and also loaned them $3500 on the back end to diy tin the roof.

You will learn 10times faster then asking the questions on bigger Pockets.The questions about the extend if rehab, each rehabber will be different, if you find one or two good ones, look at their houses, look at what they paid, find out what they want, then deliver for them.