I suggest finding a local LO and going from there -- a good one should be able to replace another 6 months of internet research with 45 minutes of talking.

Beware what you read on the internet.  

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.