The file, has the collateral paperwork of a standard distressed mortgage.

As others have mentioned, I would have a higher standard for them.

I agree with @Ned Carey - it takes a while to find dependable contractors that meet your quality standards.

It is a retirement plan, at least part of it, and a light has been shed showing, (see below) that this is not enough to retire on, and still have the same standard of living that we enjoy now, albeit a modest one.To prepare for the sale of the house, it was going to take a long time to accomplish working full time.

So, the standard answer is no.However, the IRS did issue two Private Letter Rulings in 2002 and 2003 that essentially did allow the taxpayer to 1031 Exchange into property they already owned.

The standard contract form here in TX doesn't contain anything called "Subject-to".  

I want to create a contract that is both fair to my tenants and advantageous to myself, and also meets the legal requirements for such contracts in North Carolina.What are some points for deciding such things as how much for the security deposit, amount put in escrow above standard rent, amount recommended for option-to-buy money down, etc etc?

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.