Would love any suggestions if you know of one!

The 2 main issues are that there's a leak in one of the bathrooms that is causing water to flow under the sub-floor and into the crawlspace. 

I just want to make sure that I am able to fully validate all of the financials and not on the hook/forfeit my deposit if the numbers do not match what's being advertised. 

I can create one, just not trying to reinvent the wheel. 

We just had a tenant move into one of our apartments July 1.

So hence the cowboy house was born out of this and this was one of our more fun projects!

If you were to parcel out one of the rooms as a legit ADU, then you could possibly lease the whole house and lease the ADU separately and count rental income from both (75% of gross rent for the house, 50% of gross rent for the ADU).

If so, where could I get one with out having to to to a lawyer to write one up? 

Your tenant is going to get a free attorney, mine was from one of the largest law firms in America, they use it as a chance to give younger attorneys court experience.  

I actually started my own real estate meetup that meets every Tuesday and I plan to go to bigger ones in town.