I am trying to keep costs low, so we are just keeping it the natural oak color and hopefully it turns out beautiful!

I definitely understand the addicting nature of the business!

Private lenders are typically found over breakfast or lunches where the conversations will occur naturally and where you don't ask for funds immediately.

Also Kevin Ward from YesMasters, he gives away a ton of free scripts and has a good Youtube channel) and internalize them so they feel and sound natural and are 'you'. 

Yes, the natural thought is that you, as the owner, would do it better, faster, cheaper than outsourcing it but in the end, as your portfolio grows, you want to delegate so that you can free up your time for more important things, such as just having TIME or finding other deals. 

I have never done one of these myself so if anyone has a standard contract of this nature please send it to me.

And make sure to account for the following expenses (if it applies):1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance   a) Property Hazard Insurance   b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)   a) Water § Sewer § Garbage   b) Electricity   c) Natural Gas   d) Propane9) General Maintenance (usually 5%)   a) Upkeep § Landscaping   b) Snow removal   c) Repairs   d) New Appliances10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...  

Such is the nature of the cycle.I contend that today, more so than at any time in the past 8 years, what really is most important is the quality of the market, sub-market, and the deal. 

The “one property exclusion” where seller finances only ONE property in any 12 month period, and:(a) The seller owns the property and is a natural person, a trust or an estate; and(b) The seller did not construct or act as the contractor for the construction of a residence on the property in theordinary course of business; and(c) The financing does not result in negative amortization; and(d) The financing has a fixed rate or an adjustable rate that does not adjust for the first 5 years and is subject toreasonable annual and lifetime rate adjustment limits.OR2.

I just looks so dark, like there isn't enough natural lighting.