I found after years of trial and error that it's best to have a separate Scope Of Work (SOW) that has every detail in it, and 'attach' it to the Contract as "Exhibit A' (for example).

This can be particularly appealing if the seller is facing financial difficulties, needs to move quickly (perhaps due to relocation, divorce, or other personal issues), or the property has little to no equity and they can't afford to sell it through traditional means without bringing money to the closing.

My (excellent ) tenant moved in 8 years ago, has never been late with the rent.

With all that being said, I'm hoping to start using sub contractors to handle the majority of my jobs moving forward, but I'm running into a small snag.The majority of the houses I'm buying right now I'm using hard money to fund.

@Eric KajkaTHanks for the post   1) your FIL  will have  approx 2-3%  of selling expenses  assuming there are no realtors involved ..assuming 600K sales price  and existing loan amount  he will likely  net   a bit under the  400K  needed for AZ house ...he  will also likely have  some  costs  involved  with moving and buying the  AZ home .   

We would be only paying utilities in the unit above the garage and would have our own separate drive/yard.

You can only get the FMR listed on the HUD site if the tenant moving in has a voucher that meets that amount.

Recently I moved my rental properties into LLCs and opened business bank accounts that correspond to the properties. 

If the numbers makes sense, which likely they will since you inherited the property and there is no mortgage, then renting it out debt free could be a great move right now. 

Hey Martyn, we are in the process of moving closer to Ten Killer and was curious if you have found any local meet ups for investors?