I didn't know if it was normal to use the contracts I'm used to or if people were having their lawyers write something up specific. 

It is encroaching past your frontage which if I processed a permit to install the service the City wouldn't normally allow, but as an existing condition there isn't any specific issue allowing it to remain.Generally it's not likely that any of your proposed improvements would be immediately adjacent to that PL anyway, so leaving it in place likely presents almost no impact to your proposed development. 

Home that is renovated and looks great at $150 per Sq foot to a fixer duplex or triplex.

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion

I normally do all of the initial tenant correspondence via text or email, and for screening we switch to email since we will need attachments like pay stubs, W2's, etc.

And in this hot market, it might not matter, but in a more normal market, if a house goes pending then back on market, every realtor starts questioning why, and diverts clients away.Disclosures are very important, and I align with you.  

If there are cost overruns, who is footing that bill?  

@Scott WinterI haven't had the opportunity/need to use a hml, but I think what you are describing is normal. 

Utility companies normally let tenants get pretty far behind before the landlord is notified- if the utility company puts a lien on the property for unpaid bills, it is better to have closer control over the bills- If there is a water leak or other problem with the property, the tenant doesn't have to bear the costDisadvantages of having utilties in owner names:- If tenants start using a lot more water/power, it is more difficult to quickly adjust rent or get them to conserve- with pandemic or other freezes on rent or evictions, there is no recourse for utility increases- if the tenant qualifies for low income utility pricing, it has to be in their nameOnce you decide what your guiding principle is, you can align your current rental agreement to match.

I’m planning to hire someone this year to help find deals as I normally purchase from wholesalers and/or agents.