I come out better every year taking the standard deduction.  

I want to make sure I got it right, since the lease agreement I used for this tenant was a standard form and it's not exactly clear. 

If you do the right marketing and showings you shouldn't have too man issues (assuming it is a standard market and not an "up and coming" or declining neighborhood.Good luck!

I buy solo all the time, but I use the realtor/standard MLS PSA.  

- I have been told it is easier on sellers to use a standard real estate purchase agreement from office depot as it is not intimidating to sellers and it makes them more comfortable, what are your thoughts?

If you can work the "standard" job to generate the income that will allow you to purchase turnkey properties that generate passive income then you can build that portfolio over time.  

If you are not a Realtor you can not use the MAR or standard Virginia contract.

I get it that there should be basic protections of health and safety and liveable standards. 

One of the features that makes this a great country is that we - despite a lot of political strife - have broad agreement on basic standards of humanity.

More traditional brokerages can vary in their commission splits (I found 70/30 or 60/40 for super newbies fairly standard when I was looking at brokerages to join).