I don't really need the cash, so avoiding taxes for a few year's worth of transactions would be ideal before making any draws. 

You can use a custom purchase agreement from an attorney or just the basic purchase and sale agreement from Association of Realtors. 

Tenants leading him right down there is not ideal but the building department/inspector does have a right o inspect any homes where they have justifiable cause or safety or heath concerns. 

That includes principle, interest, taxes, and insurance as well.We have spent about $8,500 in repairs and upgrades including - revamping the landscaping, having the brick and siding professionally painted, installing new stained cedar posts and shutters, installing a new privacy fence and having it stained, removed popcorn ceilings, redid the taping/bedding, retextured, had the inside walls and ceiling professionally painted, installed a new cedar beam in the living area, new custom blinds for all windows, all new light fixtures and ceiling fans, brand new stainless steel appliances (range with double oven, dishwasher, microwave vent hood, and new refrigerator - all GE brand) Floors are in good not great shape (tile in kitchen and dining room and single bathroom, laminate in living room and hallway, carpet in both bedrooms) and would be the only other possible upgrade we would consider.

With a BRRRR at the end of the rehab and refi you would ideally have ZERO money still in the deal.

Lastly, my ideal investor is one who is motivated, serious, qualified, values my time, and helps me grow my network...

I used to have a customer at my old job that lived out of state and would never pay us.

The owners are willing to carry the note as well.My ideal situation would be to buy it all, build a house or two on the additional parcel and live in paradise for little to no money while running a STR/events venue. 

They have plenty of cash to put down, perfect credit, ideal buyers.

We have 12 units so ideally looking for a solution that is cost per message or splitting a VA with someone else (some days they will have zero messages other days several messages / phone calls).