EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Check out FilePlace, where user-created forms are available for free.

In addition, I use my state's free court website to additionally check the applicant's background so that nothing gets missed.

There are a few that are either "really close" of simply don't fit other criteria that we want (one example, a group looked quite promising, however when digging into the PPM / OM's we found that the whole thing was based in the Caymans... that's a great place to vacation, and I really liked the Caymans... however I don't want to have to figure out the legal structure of something that's not US based should I ever need to.... so, that's not one were invested in).Feel free to reach out privately - always willing to chat.

If you get into needing electrical work or plumbing costs rise considerably.

People are getting poorer quicker and wages are not keeping pace with the cost of living.  

There are a lot of extra costs that go with home ownership-property taxes, repairs and maintenance, etc. 

The major factors like the roof, furnace, plumbing, electrical upgrades, and foundation repairs are all examples of costly expenses you'll want to inspect before closing the deal.

I'd suggest trying to finding someone here with nothing to sell or through local networks that will give you some free advice before paying for a course.

Do you know what the costs should be?