I am wondering what’s the best standard contract to use that includes the assignment clause.

They are basically smaller commercial loans.These loans will not have as favorable terms or rates as your standard conventional loan, but will allow you borrow in the LLC name as opposed to your personal name. 

Just out of curiosity - what is a standard timeframe for something like this start -finish ?

There's no standard formula, but typically all money is treated the same and if one partner is doing the majority of the work they should be compensated by either through fees or an out sized % of cash flow compared to their equity over a certain return threshold. 

Need to paint a rental (it's a decent, midrange kind of property - not a crack house but not a mansion, a standard middle class rental).

The standard is first month's rent and a month of deposit. 

Standard dryers need a 220 V outlet. 

Standard Construction Financing rolling over to 15 year fixed How did you add value to the deal?

This will be your new standard for this condo.  

Owning a home that you can’t tangibly visit nor keep an eye on the day to day happenings adds a whole other dynamic to the investment.I think the biggest key to making long distance investments a success is having a rockstar property manager that cares about the property as if it was their own and holds a standard at or above what you as the owner would.