Nearly every State's contract has a section for special instructions to lay out terms, add extra documentation etc.The "one pager" contract has its place, but I use the State contract 98% of the time because it offers excellent protection to both seller and buyer, is easy to fill out, and is what everyone is used to seeing.

Hard money is to supplement the shortfall between what the bank will lend and the cash you are able to bring to closing. 

I am however a seasoned sub contractor (over 20 years) specializing in custom works but well versed in all aspects of interior and exterior Carpentry.

I ask have they been to the area before, will they be bringing a dog and if they are celebrating any special occasion.

I am fairly handy, but I want to buy in a good neighbourhood that will appreciate well and attract quality tenants.I am assuming it would be very beneficial to speak with a local mortgage broker and real estate agent that specializes in real estate investing, but don't know any. 

You may be able to supplement W-2'd income with draws from your investment account (assuming that's where your $400k in assets resides).

(I adopted a special needs baby in 2020 and he has 3 to 5 medical appointments a week, so that can keep us busy.)

My practice is to refer buyers to the websites listing qualified (InterNACHI or ASHI here in NM) inspectors and let them contact some to find out what inspections they perform, what special equipment they might use, how much they cost, are 2nd visits after repairs included in the cost and how far out they’re booking.The buyer books the inspections.Licensing is just going live here and so I will ensure buyers are given the opportunity to hire fully licensed inspectors.

HOA has a good amount in reserves, hasn't had any special assessment fees and covers everything except gas and electric which is pretty attractive for future tenants. 

From there, a fixer-upper house-hack or live in flip might be a great opportunity to develop some practical skills that can help you supplement your income or add a lot of value economically to your purchase!