That contract protects the agent from a buyer potentially calling a sign or going rogue at an open house and signing a purchase agreement with another agent after we have spent time with that particular person. 

finish the project etc.I use a step in agreement when I do these..

One month operating expenses is a minimum ($12.5K based on your expenses above) but I would start with a higher figure.

Make minimum payments on all props but one, devote alllll the cash flow from the entire portfolio to paying down that one loan as quickly as possible until it's free and clear, then move onto the next.

The Operating Agreement must contain language sufficient to address IRA-related issues concerning Prohibited Transactions (26 USC 4975), The Plan Asset Rules, the allowance of subsequent or additional Capital Contributions and Unrelated Business Income Tax (including language that ensures that the Manager of the LLC will prepare and file all necessary tax forms with the appropriate taxing authorities, Federal, State and local).

The search takes "minimum" 30 days (I know from when I bought, it cost me $400 because of it).

Personally, I would want at least 6 months of cash reserves with a minimum of 10% of the rent budgeted to further build my repairs/CAPEX reserves. 

Many of the posts on here talk about the purchase agreement having contingency language geared around finding a buyer and doing a double close on the same day. 

We'd like to connect with a real estate attorney here in San Diego who is also an investor, or has experience working with investors. ...For starters, I have a 23-page operating agreement for a land entitlement investment that I'd like to have someone look over to be sure it covers us as well as the company who is presenting it to us.

Is it minimum monthly payment?