Invest in a receipt book or create a receipt that you can send electronically.In addition, check the landlord-tenant laws for your jurisdiction.

In addition I will do this out of state and while working a full time job.

If I was working with a client who didn't have a lot of money up front, I would probably charge a smaller flat fee in advance to cover my risk, with an additional contingency when the deal is consummated. 

Additionally, by purchasing in your home area, you may be in the best position to feel most confident in your research. 

Hello my biggerpockets friends,I was told that in my state we need to have an additional form for the lease agreement that the tenant will sign agreeing to transfer the utilities over to their name and that form can be submitted to the local utilities and if the tenant doesn't start the utilities then the utility company can turn them off. 

Additionally, I have done a good job finding property taxes and market rent for these properties but not as much luck with water, electric, and garbage.

.$1,000 per week is "high wages" for this community.The building is large enough to support a large number of kids.Sixteen kids per week equals $2,000 Twenty four kids per week equals $3,000I can't make $3,000 per week turning this into a duplex.Someone mentioned turning it back into a church and that is a good idea - I like it because it can be done while I'm doing these other things and just have that as additional income!

I wouldn't modify a dwelling unless it made sense, not at the request of a renter.I would not add it to the lease.

I unlock the deadbolt and push the door open with additional effort. 

Can someone recommend me a firm that does this, and what are the costs typically (ie percentage of purchase price, single dollar amount, etc.)I'd like to do it myself but would feel 1000 times better knowing I'm doing it in addition to a professional company and see what disparities arise between their analysis and mine.