He included my Last Will and Testament, Living Will, Advanced Healthcare Directive, General Durable Power of Attorney, etc.

You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

As @Jerryll Noorden said BE HONEST, full disclosure, INCLUDING that your a licensed agent. 

I also worked with a great lender who helped navigate financing options, including my HELOC, to make the deal happen.

DSCR loans don't require all of those things - your FICO and the income from the property are the main determining factors.

Document all your efforts, including repair invoices and communications, to show you’re acting in good faith as a landlord.

But I would ask for advice and then follow up later with a thank you which includes how the advice worked out. 

Here's what you need to know about qualifying and managing costs, including realtor fees and other expenses.Why Germany?

What are some things I should include in the lease?"

I don't remember the exact cost when I did it but I remember thinking it was cheaper than expected.I didn't see a comment mentioning that you should just include utilities in the rent and increase it based off that so I'll be that guy.