I found a few templates on this site but when I click on them it says page no longer exist.

Have you done a member search on this site for attorneys in the Fredericksburg area Kevin?

Make sure to do a quick google search -> Your City "County PRoperty Appraiser Site" -> then input the address and find out if the property was sold or not.

You have proof that they have vacated the property (save that text)...in fact, respond to the text with something like, "I am acknowledging that you have vacated the property as of X date, and have surrendered the keys.

If yo do not want to pay a contractor to be a part of your team then take the time to interview a few contractors at their job site so you get familiar with typical cost to do things in your area so you get better at determining accurate repair costs.

What resources / sites people are using to research local laws before jumping in?

Washington Landlord's Association web site!

A tip I have heard is stop and speak with contractors on random project sites while you are out and about. 

Own the ground/building with a tower/cell site on it and collect the lease revenue. 

I love this site...