We want to take advantage of a primary res mortgage while we can in CO which makes it advantageous to buy, but we may be looking at more WY or OK properties.

Depending on your brokerage, my first piece of advice would be to take full advantage of any and all training you can get. 

Hi BiggerPockets Community,My name is Kendenn and I am excited to begin my journey in real estate investing and of course, take advantage of everything the BP community has to offer.

So what contract is the right one that has all the correct sayings and words so nobody can take advantage of it?

You just need to be careful neither one of you feels that the other is taking advantage.

I feel it is an advantage to you to find a quality realtor/property manager because they have a vested interest in securing quality properties as they will have to deal with the issues after you close.

I would love to do that, but I  don't want to be taken advantage of because I don by have the experience 

@Gerardo Gutierrez the key to getting the most advantage out of the BRRRR strategy is to budget your remodel.

So, if you're considering using one or more of the units as non-residential (rent it as a business office, for example), then it may be to your advantage to separate the residential from non-residential.

The other disadvantage of taking advantage of all the tax advantages, property taxes, mortgage interest, depreciation and other tax breaks your tax returns show little revenue.