One other thought is ask your lawyer that you are using to close on the property - he/she may be able to give you a template of something they use.

Based on what you wrote here, I think the lesson should have been to not chase a specific number of properties, rather chase a specific number of dollars.

Our current portfolio looks like this:LTR that is worth 150k with 65k of debt left on it at 3.65% on a 20 year loan - PITI = $785 per month - long term tenants paying $1650 per monthLTR that is valued at 110k with 45k of debt left on a 4%, 20 year loan - PITI = $583 per month - long term tenants paying $1550 per monthSTR that is valued at $275k with 155k of debt left on a 3.5%, 30 year loan - PITI = 1080 per month - brings in over 35k per year gross for the last three years.Would you do a cash out refinance on one of the properties to pull out some of the equity to pay off the $48k HELOC or would you sell one of the LTR properties to pay off the HELOC?

Otherwise taking detailed videos and pictures for the contractor to get a good idea of budget should be sufficient to get a realistic budget. 

Your loss is limited to the amount you invested.You can sell shares of publicly traded reits on the stock market during trading hours.

Explore out-of-state markets like the Midwest and Southeast, use local property managers, and join online investor groups.

There are a lot of investors here who do it in the Poconos so I am sure some will chime in on their experience.

Look for an attorney with a lot of eviction experience.

I would offer them 50% of market value. 

Go to GET STARTED > EVENTS AND MEETUPS at the top of your screen.