College will certainly lay out a path for you and give you a piece of paper that says you made it through.

Here is an old forum post that has some great points: https://www.biggerpockets.com/forums/52/topics/27420-special-clauses-to-put-in-leaseYou can also do a quick internet search for state-specific templates to get a general idea of what to include.

I pay for internet, gas and electricity each month but the bills are under the tenant's name.

She will give you a clear layout of what the market is doing.

Everyone usually forgets to plan for the worst- make sure to clearly lay out the process of one partner wanting out or expiring.

You / your father have an interesting relationship :)I guess just lay out what's going on and hope he finds religion? 

could I just download a purchase contract off the Internet have her fill it out and bring it to a real estate attorney Or closing agency?

I've mentored so many wholesalers and the ones I've seen success in have build tight knit networks instead of trying to be the jack of all trades and taking their deal to everyone on the internet trying to squeeze out a few more bucks.

I searched the internet, cities from Florida (Orlando, Jacksonville) and Texas (Austin, San Antonio) come up a lot, along with some other cities.

Budgeting for cable/internet, utilities, and the other normal expenses involved in a real estate asset.