I am concerned on spending 25K plus on appraisals and inspections just to have someone blow this up at closing.Is there any document I can get signed that could prevent this from happening?

Title is the concept of rights associated with owning property, and the deed is a document evidencing transfer of title.

Document EVERYTHING... every conversation, every contact, every document from the remediation company etc etc etc.Then I would send him a certified letter that states all necessary precautions, accommodations and solutions were done.

For extra formality, put it on a nice document with your letterhead.Re: Non-Binding Letter of Intent to Purchase Real Property Located at [Property Address]Dear [Recipient's Name]:This non-binding Letter of Intent ("LOI") is submitted by [Your Name] (the "Buyer") to [Recipient's Name] (the "Seller") with the intention of setting forth certain preliminary terms and conditions for the proposed acquisition of the real property located at [Property Address], inclusive of all improvements, appurtenances, and fixtures thereon (the "Property").Purchase PriceThe Buyer hereby proposes to purchase the Property for a total consideration of $[Amount] (the "Purchase Price"), which shall be subject to adjustment based on the results of the due diligence investigations and final negotiations.Earnest Money DepositContingent upon the execution of a definitive Purchase and Sale Agreement (the "PSA"), the Buyer shall deposit earnest money in the amount of $[Amount] (the "Earnest Money") into an escrow account designated by the mutual agreement of the parties.

Pretty sure your mortgage loan documents if you got a primary loan might have rules against deeding your property into an LLC.

Ask them what documents they need to delist the property. 

You will need these for the 1099.I highly suggest that you obtain some kind of documentation of any work done. 

It also provides a library of real estate-related legal documents you might need. 

No, just document what happened and how the proceeds are used over time. 

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.