And honestly, it was never any issue in my 12 year practice 

.#4 Practice using a rental calculator to calculate your numbers.

As a former practicing lawyer and investor I strongly recommend you find competent legal counsel have the entire transaction reviewed, and follow the attorney's advice as to how to gain possession of your property.

Even help me with practice on shortening up the details of it ha. some other topics would be areas of interest, market discussions, etc...I'm in the north austin area and don't mind driving to convenient areas in case everyone is south.

That is the first question any attorney/courts will ask.60 days is best practice and it is what I do and recommend to clients.

I have seen this in practice.

Happy day BP folks!
What's the best advice for a first-time real estate investor?
Let's hear those great ideas and experiences!

Any tips on how you practiced getting the numbers right?

My best practice here was to call the agent beforehand to 1) give them heads up 2) give them a small explanation (so as to not reveal too much). 

Examples include the lease agreement that comes in Brandon's "The Book on Managing Rental Properties" can be used but if you want to have best practice, have a local RE attorney review any other lease you use.Good luck!