So far most other interested parties for this house have appeared  worse -  pre checks have uncovered evictions, multiple arrests, etc. 

the easy part is finding a contract that meets legal requirements.

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchange "doc" with "pdf" for more options.Here is an example and explanation: https://eforms.com/rental/estoppel-certificate/Some have a lot of legal jargon but this document does not need to be so detailed.

@Dave BolducAll three of the firms you mention will be a 3rd party processor. 

Do not rely on it for legal advice.

Legal costs and the time involved make chasing these folks unprofitable.

Is it legal to ask about his divorce affecting his finance?

I have a term in my (Washington State) group lease which says somewhat unnecessarily that if all parties agree then a one-page Extension Addendum will be acceptable and will modify the current lease no more than by changing the end date by one year and the rental amount by the change in the Zillow rental index for the area, and that such an extension should be signed a month before the end of the term of the current lease. 

RENOThis part I get, flooring, paint, landscaping, updating bathrooms, kitchens, etc.

I am currently on an extension from last year and am hoping to talk to someone who is knowledgeable specifically with filing taxes for real estate investors and can actually give some insight on how to set up for the future.I am also looking for a real estate attorney who can guide me on how to properly set up my companies, legalities etc.