So we are actually in need of 2 leases, i want one for the SFR that covers specific items like the tenants responsibility to maintain the landscaping, and one for the Townhome that covers things like "abide by the HOA rules or you are violating the lease". these are relatively minor differences but very important. so my question is........should i look to buy the package from BP and go to a lawyer to tweak that lease?

I was wondering if anyone could give me some advice on tenant screening?

You got it pretty much covered

Knowing nothing about your market, if you have done a good job screening and lacing your new tenants, the market clearly supports rents at the $700 price level - now it's time to get a plan in place to get the rest of the occupants up to this level.Consider making a plan for getting the rents to market level over the course of six months or a year - whatever time period best suits your risk tolerance and go for it.  

Any breed of dog can be allowed IF the tenant gets a rider on their renter's policy covering any "insurance classified dangerous breed". 

You are going to make mistakes and you want to have enough of a cushion to be covered.

What are some reliable sites that you all (property managers and/or Landlords) use to screen a tenant?

WOW - Just emailed my insurance agent this post with "am I covered for this?"

There is a promissory note, and a Deed of Trust for the transaction, and if you look up the property in county tax records, she is the owner and his name isn't reflected anywhere.She owes a minimal amount on this home, and if a tornado or fire takes it down, she understands she is not covered, and theory still owes him for the balance, even though he also understands he'll never see that money.What would you do? 

My understanding is that I'll be able to get a tax break on 60% of the cost at the end of the year.I also assume that it's best to pay for the repair out of the rental business account if I can, but I'm not really sure:Since my renters are just moving in, they haven't paid enough into the business account to cover 60% of the roof repair.