I had found where they were living so could get the documents delivered properly. 

I still think SEO works when done properly.

You are buying current rent rolls not projected rent rolls therefore you must price the properly accordingly   Getting the rent roll is easy.  

No mailed check or pick ups.Purchase price 300k and owner is giving 20k towards upgrades/repairs etc  Plan is to install surveillance cameras, lights, paint doors and shutters, 2 water heaters and new signage and minor fixes etc.

You need to use proper legal notices and follow the landlord-tenant laws for your jurisdiction.

That would allow the proper date, names, address, and clauses as necessary for each deal.

While you can always negotiate for reductions in contract services, building maintenance costs are going to be what they are, utilities will continue to creep up (tell him to expect a major increase in WASA costs in FY2016 if he's not already aware of it), and you need to make sure that reserves are being properly contributed to.  

Not all IRA custodians accept the single-member LLC as an asset of the IRA.There are two key components of the IRA LLC - setting up the plan and using the plan properly within the IRS guidelines.Find a firm that specializes in this and that can offer you meaningful guidance after the initial setup.  

He's looking to do some work on the place (replace the deck, install recessed lighting, etc) so maybe you could barter services. 

With that being said,  any properly formed business entity must have a well thought out plan.