Have him or her prepare your lease.

. ($675 preparation of deed) ($650 transfer tax) ($300 settlement fee) ($300 notary fee)Also in "Sellers Estimated Costs"  "brokers fee" is listed as "$4,000"   rather than 6% or $4,000 as if the 4k is just a flat rate.I feel this gives her no incentive to sell my property at the highest bidder.

This means you would still get the 200% MACRS on most/all assets that would otherwise be subject to bonus depreciation.Funnily enough, Ohio is not one of these states for my tax preparer friends who are looking for another reason not to work with Ohio :) (I live/work in Ohio, it's a wacky time).

I suggest you close this sale at a title company rather than at the kitchen table, they'll see to the proper preparation of the docs and their recording. 

Is there anything I should/shouldn't do with this purchase in regards of my mortgage, down payment, etc. that will better prepare me when I look to purchase another investment property?

That is what I am uncertain about but know I have to be prepared for it in terms of the hidden costs beyond the external fixes for the property.

There are a lot of great licensed and experienced pros on this site that are happy to answer basic questions, but don't turn to an estate planning attorney on here and ask them to prepare your will for free in the DMs.

Consider adding features that support a communal and supportive living environment.This is a good start, as renting properties to sober living homes in Colorado involves thorough preparation, understanding legal requirements, and establishing connections with reputable operators.

Understanding local market dynamics, building a trustworthy local network, and being prepared for potential travel are crucial steps to mitigate these challenges and make informed investment decisions.

You will need to have a personal financial statement prepared if you don't already have one.