So we are actually in need of 2 leases, i want one for the SFR that covers specific items like the tenants responsibility to maintain the landscaping, and one for the Townhome that covers things like "abide by the HOA rules or you are violating the lease". these are relatively minor differences but very important. so my question is........should i look to buy the package from BP and go to a lawyer to tweak that lease?

Great thanks guys for going into more detail on that.

Breaking the job up in phases or line items.  

It seems I've left off a few items.

In addition, I am sure the fact that you are so detailed with your process made it easy for the insurance carrier to find coverage & identify subrogation against the water company.  

Lot's to your post but let's tackle it one item at a time...Loans Quoted - I would call these "portfolio" loans. 

Even if they're under a current lease, those do come up for renewal.I'd find a way to call this tax out as a specific line item in your leases, just to stick a finger in the town's eye.

I just found out the item is still pending.  

I would also add on that you should ask them what deals they have closed in the past and ask them for some details on those deals so that you can see what numbers they work with, their level of detail, and if their deals make sense to you, because as you will see in this industry there are a lot of people who think they can make a quick buck and have absolutely no idea about finding a reasonable ARV, repair estimates ballpark, and/or calculate closing/holding/financing fees that buyers will incur.Also, make sure that they actually have the original contract to the house if they're assigning it to you because some people try to wholesale other wholesalers' deals and it's a mess.

If you want to PM with some of the details of your portfolio I'd be happy to take a look.