In both cases when I spin the knob to turn the deadbolt it doesn't engage. 

My current attorney advises me not to engage a broker just yet - for the same reason I described above: if we don't pay the broker a full commission, they may consider stealing our tenant.

If you want it done right...engage an attorney and a tax CPA that will have the deep conversation with you, including the intent and the goals of each party. 

@Ronan DonnellyI’m glad you mentioned that because, it will be tough, not sure if I want to use that 1k to pay off debt in 2 months or not and buy a engagement ring haha.

You can always talk to the agent and let them know you have engaged in negotiations with the seller and want to be sure that title is clear.

Happy to put in the work upfront, but would want this to be passive income with myself engaged no more than 15hrs per month.3) Invest 10% of my income into the stock market yearly.4) invest 15% of my income into a retirement plan.

That will allow you to stay engaged with the property, move the needle, and give you the freedom to acquire more parks.

Recommendation to buyer is to engage contractor to inspect the property to verify the accuracy of this estimate.

I, and other tax professionals active on this sub-forum were chastised a great deal in this thread.May I ask you why you feel the need to ask these specific-fact specific questions to CPAs who you don't have an engagement with if you are satisfied with your CPA?

Since these laws are state specific you’ll have to research applicable state law in the state in question, or engage a real estate attorney practicing in that state.