I assume tthe contract addendum allowing him to do work had language about him Not being compensated for any work he did, should he fail to close. 

I would find a master lease template or language that you like and bring it to your current landlord to discuss.

Without an asset management fee in place (and corresponding language in the operating/company agreement) there is no incentive for another person or entity to take the reigns and see the project through.Another important consideration is the probability that revenue does not meet and exceed the preferred return, in which case the issuer/manager would not receive a cash flow - this can lead to reduced effort and mismanagement of the assets. 

Learn this new language and how to communicate as an investor.To be a successful real estate investor takes time, money, and effort.

What is some good "language" to put in the new leases to account for paying their own water and trash??

My concern is that I have been told if the HOA docs have certain language that it could wipe out the first position mortgage.

“Purchaser will find an investor/buyer on or before (closing date) or this contract will become null and void” Any long time wholesalers out there who use this language or something better in their contracts?

The contract has language in it that says it can be assigned (given) to another buyer.

It really, really read like it was written by someone in which English is their second language.

Let them know they must get rid of the animals or you evict.Never allow any lease to have language you have no intention of enforcing.