It covers what I believe is the most essential element of real estate investing and that's mindset. 

Tenants are going to leave whenever they need to leave regardless of the paperwork,so the longer time period benefits tenants more than landlords.You should research the laws and ensure that Kirkland doesn't fall under Seattle rules and that King County does have more restrictive laws than WA.

No he said she said and bring all receipts and paperwork along with photos and estimates of damages.

The paperwork, lol, that's a functionary item and so not worth of needing some "guru", it's paperwork, I have done deals on a napkin before, literally, not ideal but hey it got the job done.

With first of month...all people are locked out  and officially late on the same day...with anniversary billing, you essentially have people that need to be locked out or notified of being late every day of the month.

@Jan Styrczula I would suggest doing paperwork that states the new agreement with his signature.

I'd give her the $300 even if she did not have the paperwork because it is likely that she did pay a deposit and after that period of time, the house will need a complete renovation anyway. 

There are some DPAs that are essentially a second amortized loan with a specific interest and payback period.

Remember, how would you like to be treated if the rolls were reversed.Have all your paperwork ready and organized for immediate use.

It's funny - when I first started in RE the BRRR method was scary to me - and now I see it as an essential way to scale.