Obviously I will get hard written contracts before finalizing anything.I'm calculating my Cash on Cash return at about 30%. 

If you DO include any utilities, you MAY be able to leave these outside the lease agreement.. example, lease reads no utilities included & agreement X reads they pay you $____/ month for ______ utilities and that you may change this rate with 30 days notice.

I’ve been in touch with the owner for months now and it seems she is finally ready to sell.

Looking at those factors, I felt more comfortable leaving my cash in the stock market- growing it slowly until i found a deal that would cash flow better.I finally decided to look out of state.

You can start a new agreement and void the old contract.  

So I have a great deal in front of me right now as my first wholesale deal. Three houses on one giant lot. All are in great condition. The seller said send me over a contract! Well all the contracts I downloaded will ...

If so, then from your perspective the transaction is treated as though the LLC distributed all of its assets to the members (including you) in liquidation according to the distribution provisions of the operating agreement, and then you purchased from the other members the assets that would have deemed to have been liquidated to them in this hypothetical liquidation scenario.Of course there are some complexities here (are there any built-in gains?

I finally was able to get a hold of the owner and showed him the damage.

Per agreement, listing agent sent 60-day notice by plain mail and door post 30+ days before escrow closing.

I finally finished the renovations  on my gorgeous house (that's what everyone else says anyway) and I'm renting out the 1 bedroom apt below and just started renting out rooms in the main house where I live.