It sounds like you have a great plan for entering the real estate market, and a duplex or small multifamily could be a great way to house hack, saving money while building  equity. 

@Luis Herna, while I am not overly certain about TX's nuances, but they sound similar to Ohio, if you are collecting a commission, whether a fixed amount or a percentage of sales price, you are brokering deals and require a license.In my market the grey area solution is, like Daniel noted, actually close on the deal in a dual closing transaction, or formally assign the contract with an assignment fee tied to it.  

This setup sounds like it could work well for you!

It doesn't sound like you have the money to do what you want to do.

Enjoy those wine dinners and piano bars – sounds like a good balance to the hustle.

I know this sounds so, so, so confusing, but once you learn the timeshare system, it can really work, but you have lots to learn.  

It sounds like it is priced a bit on the high as you suspected.

The tenant sounds like she had issues. 

@Kenji Tominaga, so it sounds like they tried to negotiate but the seller wouldn't budge.

The best house hack deals come from those who add rooms to the property but it sound like that maybe a bit out of your wheelhouse.Make sure living in the trailer is something allowed by the powers that be.