I’m not sure if I should use my normal contract, then have him and her quit claim the property to a trust or if he would only quick claim his portion of the deed.

Madeline,You're on the right track, you just need to reorganize some of your numbers to better understand the scenario.First, the 50% rule is a general rule to help quickly analyze the financials on a property, although it seems to be very accurate on average much of the time. 

It's upsetting to read the false promises of privacy, liability protection, etc. 

The bank provides some protection on this, but it can be hard to get your money back if the scammer moved it overseas quickly.

I do the basics myself sinks, toilets, bugs, washers, dryers but for AC I always put them under contract with a local company for 24 hour support and quick fix.

They could send the rent check to the previous landlord or property manager if the paperwork isn't processed quickly.

I was told that an option is to purchase the property in my name, get the "better" financing, and then do a quick claim deed to transfer the property out of my personal name and into an LLC. 

Quickly found out lots to learn and countless members on here willing to help .

You'll get a good feel pretty quickly, then just reach out to talk to as many as you can, ideally in a specific market.

Just a quick tip to avoid concerns down the way: rule 506(c) allows for general solicitation, 506(b) does not.