You can create on by going to Legalzoom.com if you wanted to and save some fees as your attorney will charge you to create one on top of the standard cost of creating it. 

I think you'll come out ahead putting in standard double-pane windows and including the removable fabric style protective coverings when you sell.

If you are using the standard TREC One to Four Family Residential Contract that agents in Texas use, then they are supposed to keep utilities on while the contract is in effect. 

@Daniel Paloscio  The Texas Real Estate Commission (TREC) actually has a standard form for a lease back to the seller. 

If they're standard size, figure 200 for the window and 100 for the labor.

You're saying that the standard way to get investors is to offer 10% and ask face to face and "...be grateful".  

I believe 203k has pretty strict standards on who can do the work (i.e. licensed and insured contractors), so lending your DIY skills may not be an option.

I'd like to study everything from standard property purchase agreements, to lease/option contracts, seller financing, wraps, sub2, deeds, notes, etc.  

There are usually laws regarding minimum standards for plumbing, air flow, and heating, fire safety standards, etc that are affected by the number of unrelated people renting part of the same dwelling.

We want to rent out a basement apartment in our primary home on AirBnb (or long term rental with standard lease).