Mine does, membership is minimal for only a few units, and they provide all the forms and paperwork needed for my state, including residentialand commercial leases.

Also 203ks are a mountain of paperwork both during the process and getting them started so you will be paying for that in your lenders fees.

Regarding your 30K, most conventional lenders's paperwork ask you for the source of your down payment.   

That should give you a start,  however,  since every state is different,  I would strongly recommend having an attorney draft your paperwork to make sure you're within the law.  

So when you say the seller sold the condo on a 30 year lease option, you're combining apples and oranges.I have no clue how that paperwork looks between the condo seller and the college kid, but based on what you said, I'm guessing there is a huge amount of equitable interest granted within the agreement, Dodd Frank Compliance issues, and sounds like it may meet the criteria for the IRS to classify this as a "disguised sale."

Can I avoid using a lawyer by going through the process as the note holder by filing the paperwork myself? 

Paperwork: There is a lot of paperwork in this business and a lot of time spent filling out templates and reports.

Professional PaperworkUse professional paperwork – promissory note, mortgage/deed of trust, Assignments of Rents, Confession of Judgment, Deed in Lieu of Foreclosure, Guaranty Agreement, etc.

Again, if you are not sure how to do this, find a reputable investor in your area who does deals like this.In either case, be prepared to put up a reasonable chunk of money to give the seller confidence in your sincerity and be sure to get legal help for the paperwork.

The questions I have are:1) Do I have to file any paperwork to form my "ABC Real Estate" Company if it is just a Sole Proprietorship?