@Jimmy Warr  Yes and yes to your questions.Regarding the property with existing tenants, I've also found it helpful to chat with the tenants while you're doing a walk through, if possible.  

Fill in the foundation below.Check out the Start Here page http://www.biggerpockets.com/starthere Check out BiggerPockets Ultimate Beginner's Guide - A fantastic free book that walks through many of the key topics of real estate investing.Check out the free BiggerPockets Podcast - A weekly podcast with interviews and a ton of great advice.

Just walk into a brokerage and ask for their investment specialist.

If ANYBODY can help me understand how to fill the contract out or can walk me through it or have any tips as to what I should include in the contract I would really appreciate it.

I was speaking with a local real estate investor that mentioned his quick glance rehabbing formula he uses on houses he doesn't have the time or ability to do an actual walk through on (he does a lot of volumes, and quite a few of his deals in different markets).

Fill in the foundation below.Check out the Start Here page http://www.biggerpockets.com/starthere Check out BiggerPockets Ultimate Beginner's Guide - A fantastic free book that walks through many of the key topics of real estate investing.Check out the free BiggerPockets Podcast - A weekly podcast with interviews and a ton of great advice.

Leave the debt in place, give some of the equity to the seller to walk, take over the debt.  

In other words, he could request a personal guarantee as a way to make sure the tenant didn't just walk away for no reason.

I've seen first hand more than enough times couples breaking up and having to move, so I think your Girlfriend is smart to want to have the formalities in place.Since you are just starting out you might want to consider purchasing right now just as is, then having your attorney walk you through the proper way to take title of the property and form the partnership as soon as you close. 

Walk all four corners.