So what contract is the right one that has all the correct sayings and words so nobody can take advantage of it?

You just need to be careful neither one of you feels that the other is taking advantage.

I feel it is an advantage to you to find a quality realtor/property manager because they have a vested interest in securing quality properties as they will have to deal with the issues after you close.

I would love to do that, but I  don't want to be taken advantage of because I don by have the experience 

@Gerardo Gutierrez the key to getting the most advantage out of the BRRRR strategy is to budget your remodel.

So, if you're considering using one or more of the units as non-residential (rent it as a business office, for example), then it may be to your advantage to separate the residential from non-residential.

The other disadvantage of taking advantage of all the tax advantages, property taxes, mortgage interest, depreciation and other tax breaks your tax returns show little revenue.  

@Carl West your LLC provides several advantages, which are why they are a popular structure for small businesses.

We take advantage and make sure the unit being kept up.

There are tax advantages to be considered, so talk to a good CPA and do some research.To get started wholesaling, start attending as many local REI meetups as you can.