IMO take the timeline out of your head, 3 weeks or 3 years of buying, the timeline doesn't matter.

Why does it matter where my funds for down payment, closing cost, and rehab come from? 

Is she right, or should you always budget for Cap Ex no matter how new everything is?

I live in the Buffalo, Ny area and I've been looking around at every online website I know of to find different properties, then I go to CL compare the average renting costs in that area.

No matter what you do in the world of investing, you NEED to become a wholesaler first. 

It's not a matter of 'being patient', the issue is that the costs have gone up and return has gone down. 

Where the best location too find standard & detailed renters contract online Also advice on protective verbiage I should look for within contracts based on past experiences you’ve had. i.eVerbiage concerning damages , deposit , breaking lease , Landscape maintance meeting HOA.

Ask them if they have the county locator map online, so you can see where "01" is, for example.

Unless you are considering backing out of a purchase it doesn't matter if it has to be done anyway, the people doing the work will know whether or not it is lead and work/ charge accordingly. 

Avail used to Rentalutions.com but it's an online management system that allows me to draft up leases, collect rent payments, post listings and communicate with the tenants.