@Nathan GesnerCorrect, sorry I was asking for my own knowledge and not necessarily the OP's.

They didn’t have the local knowledge or support system in place, and it quickly turned into a nightmare... constant vacancies, high eviction rates, and repairs that drained their cash flow.

2) What main skills or knowledge should I focus on acquiring right now that would be beneficial for my current and future real estate investments?

You may have to pay for the knowledge. 

You’re able to share knowledge, experiences, resources, and risk.

Assignable contracts2.

Since then we've had two more showings, and a verbal offer over the weekend for $235,000 which then became $215,000 because she's concerned there "might" be mold in the house, although when asked by her agent why she thought that she hasn't given any specific reasons...so not sure what to make of that as the house is completely mold free to my knowledge. 

Only buy deals you can execute (you nearly have the team and nearly have the knowledge).  

Her finance background and investment experience are invaluable, and she is very knowledgeable and responsive.

Is it as simple as signing paper work to transfer it or does she have to legally sell it to my LLC and if so what would we be looking at as far as being taxed on it?