However one of my tenants has a crossfit gym and I've debated about striking a deal. 

put up a few grand of option money at a strike price then sell your option.. 

My current realtor just got his license and although he works for a very well known and established firm here in AZ (part time), and he was a rental property investor back east for some time, he is new out here and he doesn't really strike me a "go-getter". 

As for the job, you strike me as the exception rather than the rule and/or someone who truly loves what they are doing.

Very pompous and lacks professionalism - avoid unless you are looking for a migraine!

So question, should I just offer on it anyways or wait until stuff like this comes down into striking distance of what I need or sells before?

You can take her off and have the husband initial the strike-through and be the responsible/liable party  - or - you could arrange to have her sign it prior to moving in.  

I would prefer a local CPA but if I strike out locally I would consider a remote CPA.

This service seems pretty boutique which strikes a chord with me.

I am doing another gut to studs and it strikes me that I still don't know which comes first: tiling or drywall.