That covers all trades such as HVAC, Handyman etc but I've added an accountant to my list.  

From the pictures, I'd say its practically turn-key.

To cover them on dangers & also tenants complaints if there is a leak, etc.

See: 1031 boot  Now, I've taken a real estate accounting course in the past which covered this, but it was over 20 years ago.

I've been reading about landlord insurance to cover liabilities and damages.

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?

It all started by listening to Joshua Dorkin's and Brandon Turner's advice; set up a profile, upload a picture and introduce yourself to the BP Community.I look forward to the next steps ahead: analyzing properties, viewing properties, further networking and speaking with the first private investor I have in mind.TL;DR   ****Newbies, start interacting with the community, the value you might find could change your career and life.

You got it pretty much covered

The pet friendly buildings are dumps.Having remediate pet units I would recommend collecting a hell of a lot more than $25 a month.Nice pictures

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