Usually from places like California.For the last decade+, every single year, without fail, we get 1 or 2 rookie investors that turn down a unit turnover bid of like $5,000 because they want to do it themselves for like $3,000.

Tell the agent what you need done, and if he doesn't do it in a timely matter there will usually be a clause explaining how you can terminate early without penalty if he fails to perform or do his job to the best of his ability. 

Start with an initial list of candidate cities and eliminate all cities that fail additional requirements.

It's the simplest method that produces results, but agents fail to put in the consistent effort. 

He accidentally breaks the handrail while moving in a couch and fails to fix it.

Anyone with active listings in the area care to weight in on approximate summer rental income?

If all else fails you could add on a co-host but something tells me you'll be wildly successful doing this on your own. 

Something like 95% of chapt 13's fail and are converted eventually to chapt 7.While in a bankruptcy, the court decides what you can and can't buy.

YOU FAILED TO PROTECT YOU - YOUR OWN SELF-PROTECTIVE RESPONSIBILITY - PROTECTION OF YOUR INVESTMENT - and Protection of your own earnest monies utilized. 

I can't imagine the weight you feel with both parents passed away and now you are left with things that constantly remind you of them.