From what you said, if you are just looking to house hack you want an investor-friendly realtor who understands the metrics and long-term cash flow potential in the area and you definitely want to buy that first house hack on the market so you are fully protected with inspections, etc.

Also, I am not a lawyer, so I was looking for a template for a contract to protect me and the seller.   

You should consider getting the new rental into an LLC for some liability protections.

I initially thought home insurance would cover such situations, but after research, I realized I need a separate insurance for service line protection... 

I plan to transfer the property to a TX LLC for purposes of liability protection not too long after closing.

Once you have reached your limit you can start using commercial loans in an LLC.The LLC is a legal entity that offers another layer of protection in some cases.

It's all about protecting assets especially with regard to any potential future lawsuits.

We also replaced the roof to protect the property.

-Modular/prefab small multifam new-build: what key players do you absolutely HAVE to have, aside from a general contractor?

Listen to all the Pod Casts on this subject, especially one by an Asset Protection Attorney