You want to have all the administrative tasks out of the way as soon as possible.   

After tearing through the forums on BP and many sites on the internet I still don’t know what would be a good deal structure.

It's a huge task and it may take more than a week to paint the wall.

I got a quote from a popular internet lender, they tried to get $10k in points (1.6 points) for a 3.99% rate on my primary residence!

Do I just print a real estate contract from the internet and we fill it out, then I take that to my bank to get financing?

Without reviews, can be harder to get people to book and don't forget you pay all the utilities and internet not the tenants.

Thank you INTERNET!!!

I would encourage you to handle small tasks for free but let them know beforehand you will need to earn income for larger tasks.

Texas doesn’t require a GC license, though some cities might.I don’t know all 50 state’s laws on contracting so I can only speak from a CA standpoint but I find it hard to believe that any state would allow just anyone to take money from a consumer to perform the general construction tasks and have zero oversight or regulations as so much can go wrong.

You can just do an internet search for Certified 203k Contractors and you will find the national directory.