@Valerie King, I think you'll find that most residential leases for the kinds of properties you're looking into will be pretty standard.  

- I have been told it is easier on sellers to use a standard real estate purchase agreement from office depot as it is not intimidating to sellers and it makes them more comfortable, what are your thoughts?

If I should do LLC, is there any particular way to form it or is it just standard business LLC?

The attorney did not like that fact that my purchase agreement was not on the standard state form, and also that my earnest money was so low. 

We closed at a title company using all standard documents and they had a couple of names of good escrow places locally.

I generally try to get a feel for how a contractor works, price points, etc on a few standard items and give him insight on me before I ask him to spend a bunch of time pushing a pencil. i.e. does he work with investors/builders or does he generally do homeowner projects. 

Hi Folks,Is there a standard percentage that you all figure in for vacancy, capital expenditures, maintenance and repairs or does it vary by area/property?

FHA does have a program for 3-4 unit properties however they're subject to different rules than standard SFRs and not all lenders will conduct FHA lending for 3-4 unit properties.

I come out better every year taking the standard deduction.  

I want to make sure I got it right, since the lease agreement I used for this tenant was a standard form and it's not exactly clear.