The frame on one of my windows (upper duplex) is completely rotted - thinking it needs to be replaced.

I agree with some of your concerns, but if you structure your lease term from August-June, you could mitigate the vacancy and still receive rent for 11/12 months, with one month to turnover the rental and complete any improvements that are needed.

However a joint venture is simply another name for a partnership and that could make you liable for the actions of other partners. 

The work is all online and you have 1 year to complete all courses.

I did go driving for dollars and found 2 properties that I am going to send letters to the owners so it wasn't a complete waste of time.

Net zero is trying to completely eliminate energy payments or energy input.

I'm not a lawyer so this is not professional advice, only advice from my education.I don't think the 1003 application is overkill, the more documentation, the better in the event things go sour.In terms of...Terms, from what I've heard from Larry Harbolt who I attended an in-depth seminar on regarding owner financing...The terms are completely up to you.

Get title insurance at closing, that bank is simply saying they will not warrant title but the title company will see how the bank obtained title, from a foreclosure.

I completely overlooked the mortgage fees.

The opening line advice ("It's definitely not necessary to go and visit it..." offered by @Ali Boone is simply irresponsible (although her two bits about home inspection are very reasonable).