This can be done online.  

I can get 30y just under 8% currently from my local bank (7,300/mo mortgage for $1 mil). 

Also worth noting that he took out a reverse mortgage on the home before he passed away.

By this I mean I was renting it out in 2021, but depriciation and mortgage made it income negative.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

It was very vague/general request, in which I gave her the okay to purchase test kits online and do her own test.

There are many options online that can help you calculate your ROI, but the formula is relatively simple:Total Cost to Invest (purchase price + rehab + any holding costs + commissions and closing costs on both sides of the transaction)Net Profit (sales price - total cost)Formula: Net profit / Total Cost = ROI %Also, not sure if you would like access to a spread sheet/calculator that can do this for you, but I have created my own. 

Or an online site that I could pull a pre-written contract for an attorney to revise. 

With the 5% down, our mortgage payment would be about $5711 a month.

Details: Current mortgage is $480k at 2.625%, $3,400 monthly payment.