The NEW lease-option design...As I understand it, one of the requirements of the new Consumer Finance Protection Bureau, birthed from the Dodd-Frank legislation, is that ANY lender in an installment sale has to verify that the borrower is capable of repaying the loan, just like a traditional mortgage lender must.

Last year, I paid for a discounted rate for one year’s subscription, but I had no idea that they will annually automatically renew, I thought it would switch to month to month the following year.

This will protect you if the sale falls through and added insurance the buyer is serious and able to close.  

I believe that forming an LLC protects your personal assets and credit rating.

They can offer any insurance they want, but the only insurance they can require is property insurance to protect the collateral.

This will protect you against unknown liens, etc.

I will protect myself by getting my own inspections.

I am not a big believer in the SEC goal of protecting innocent investors. 

Do you have any info that could help me out with that as far as what contracts I need and clauses to protect me and also how to fill them out.  

You might leave a little money on the table but you will be protecting your profits much more than averaging things or taking the lowest guesstimates.