I would like to get a mortgage or some form of a loan for this house in order to "get back" the cash I paid upfront and use it for the renovations (it will most likely be a flip). 

The way that works for me is walking through the house with potential renters and letting them know the condition of the house and what I believe they should call me about.

It gets the point across so that’s okay.To your original question for me if you were pitching me to be an investor with you, the two main things that would convince me is your knowledge of the numbers and costs and you putting your own money into the deal.

So I started looking into real estate investing, the fact that the terminology was easy for me to grab is what drew me in.

I usually just read but I feel it's time for me to reach out,  I currently run an Amazon business full time and while it is successful it still feels like a glorified high paying job.   

These are little victories but both 'firsts' for me and are building my confidence that I can do this real estate thing as my only gig before too long.

When I was single and ready to find my wife and be married, I made a long list of the qualities of the perfect woman (for me).

Because of this a relationship is formed and most tenants do all they can to fulfill their end of the deal.Coming back to your question, I am leveraging what I’ve learned with dealing with people and forming a property management company, partly because I don’t think it’s hard work, secondly because I think their is an opportunity to make money, and most importantly because there are a lot of crappy property management companies, both from the perspective of tenant and owner and I hope I can do a better job.Sorry for the rant, but the property management stigma as being too hard and dirty drives me crazy.

Does any one have sample lease forms that mentions clearly that the lease is strictly for airbnb?

This is my first property purchase so I am unsure if there is a specific type of form that is usually filled out or if this can be asked in a less formal way.