If you are getting 3 partners together I strongly suggest have a vetted operating agreement that outlines decision making, accounting, exit strategies, etc.

The costs will be outlined i the purchase agreement, but often (in Minnesota) the agent commissions will be added into the purchase agreement so the buyer doesn't pay anything upfront.

I would ask her to outline the "3 things" that she sees as being necessary for you to close.

Usually, the contingencies are outlined in the purchase and sale agreement when you make an offer.

Get everything together, have all your financials, pictures of your rentals before/after, a one page outline of your business plan, and details on a sample property you are looking to get financed. 

However, one tactic I've used to start getting attention is to put together a document which outlines your investing strategy and the criteria you're planning to use in buying properties.

Your outline looks good, plus there are a bunch of investor deal diaries here on BP outlining sillier projectsOne question -  can you clarify , you are in CA looking for an out of state deal, but looking to do the work yourself ?  

Does "tenancy" here mean the total time they have been there, or the "period" outlined in the lease?

Items 1, 2, and 4 will come from the State when you register your LLC or corporation.The resolution for LLCs is usually in the form of an "operating agreement", which is a pretty simple document outlining who owns the company, who can sign documents and enter into contracts, what happens upon the death of an owner, etc.

Our company issues you a Letter of Intent to Fund in 24 hours from receipt of your application to submit with your offer that outlines the terms of our loan to you.