I'm no legal eagle, (lord knows there are enough self anointed legal scholars in every corner of the internet), but I am an experienced investor with lease options. 

I don't include internet, lawn care, or pool care in my flat fee since I'd have to do that if I was living alone anyway.

Hello -  I'm looking for a sample/blank purchase agreement to use and having a hard time finding one...anywhere on the internet! 

Hard to know who to trust on the internet these days. 

And I'm paying SDGE, cable, internet, linens, toilet paper, etc, etc.

I found a 5 bedroom 1 1/2 bath large single family near my local college for 145k could easily rent out each room for $550x5 to college kids, worse comps are going for 180-280k it doesn't need anything but removing the okish wallpaper and a bit of cleanup and paint maybe 5k total, has tenents already in it (don't know how much there paying) so ~155k total with fees, and cost $1,650 conservatively a month water heating insurance maintenance internet (collage kids), I can't get the loan right now/don't have the time, would this be a good deal for someone to buy?

With the internet you can find out almost anything you want to know about a market.

They are obviously my world at the moment when I’m not asking the internet for advice.

Everything on the Internet about rooming houses has painted this method to be so negative. though I understand the type of tenants it attracts. there's Nothing but negativity about rooming houses when doing my research. however because of the lack of information out there MANY PEOPLE, MANY LANDLORDS ARE STILL using this method cash flowing a nice penny every month/annually. what better place to ask for some feedback on this niche.!!

@Brendan Mull With all the resources the internet provides I would make sure to run a search on any company you consider working with.