and how was the practice exam with them?

:-)Currently neck deep in Bigger Pockets resources, real estate books and other resources to better understand the opportunity, marketplace and best practices of the industry.

Any local attorney that regularly practices in this area should be able to provide you with simple form contracts at minimal cost (this would take the attorney very little time).

Every area has different applicable laws and customary practices.  

Another reason to get a FULL SET of docs from an attorney for the first time is for “lender instructions” to the title company.Lender instructions make everything look official as that is standard practice in the industry.

It does seem very lucrative, but there are a lot of regulations that have to be met as well.

Hello there, I'm new to the practical part of wholesaling and flipping and I've come across a great potential flip but I don't want to wholesale it to another investor.

If it's spending $500 repairing a bunch of stuff this year, it's probably going to be $500 repairing a bunch of stuff next year too, just different stuff (depending on the age and condition of your property, I guess), so I'm not sure why an underwriter would add regular, ongoing repairs back to the DTI calculation.However, if you're talking about items that used to require capitalization, that are now allowable as an expense under the new de minimus safe harbor regulations, then yeah - that's not really a repair, it's capital improvement that's permitted to be expensed, so I'd argue that line 19 is technically more appropriate.  

I now want to put into practice what I have been learning.

In my experience (though not in Tucson specifically) practically all HOAs ban short term rentals anyway, regardless of what the local government says.