I think they don't want to commit to the new area long term without trying it out.  

Unfortunately, cleaners may try to demand more over time and a new cleaner needs to be found. 

I'm mainly just trying to learn as much as I can before I start to dive all the way in.

I really am trying to wrap my head around the scaling of things because the book assumes your still in the saving stage....

I was originally going to try and use the 9 page 1-4 Family Sales Contract.

Hey Mike, I believe this was actually bp support, I had an issue trying to reply to one particular forum and sent them a note.

I am trying to raise the 10% down and bring in a partner or GAP loan person.

For a 3x requirement, they must have a verifiable income of $1800 (3 x $600). 

If all further work must be classified as either a "repair" or "improvement", then that would imply that there can indeed be "repairs" to a property that has not yet been rented in the eyes of the IRS. 

If you must have a gym for your personal use, take it with you when you leave and convert to a bedroom (if can legally do it in your area).