And keep the rest of the cash for 1 more rental, our self, for emergency funds, and too spend some wisely ?

Do I need a lawyer to help me create and/or review a lease?

Not spending one dime from my rental properties on vacations, cars, or anything else until I retire.

To BRRR it would be more like buy a 30K property, then spend 20K doing reno and then have a house worth maybe 80-90K that is paid off and producing income.If you are looking to do this both out of state and as a newbie, two turnkey properties is a clear winner in m book for your situation

Banks will still require a human to review and sign off on values

And it makes sense they are expensive because that is time that they would normally be spending making real estate money and so the hourly rate is a lot higher when investing than when teaching.Good luck in your journey!

there is a free downloadable pamphlet and waiver, it should be a part of all of the packet of documents to review and execute with all tenants.On the E Coast I think you would risk losing out on some great opportunities.Pamphlet and waiver-https://www.epa.gov/sites/production/files/2017-06/documents/pyf_color_landscape_format_2017_508.pdfhttps://www.epa.gov/sites/production/files/documents/lesr_eng.pdf

I think the roof is good, but need to have another review.  

Advice: figure out how to spend less. 

If BP spends some money on iOS dev contractors to fix app crashes, I'll sign up for the paid membership :) @David Greene, you have all the right connections to make this happen (you came to give a talk at my work on 5/30).Gediminas