I kept insisting on refund, and they kept gaslighting me saying I'm just "confused" about the deal... they've explained it to me like 5 times.

If a bank insists on using your SSN, consider finding an alternative bank.

Public Record bedroom number is different than the advertised bedroom number.For instance, Public record and tax assessor says 4, while advertised bedroom number on MLS/listing is 5.The listing agent insists that the bedroom number is correct and that assessor and public information are wrong.What steps do I need to ensure that the advertised bedroom number is correct?

And if they insist it is a good deal with great resale value, etc etc, have them guarantee the results in writing.

.#2: I keep trying, but all the uneducated investors insist what I'm learning from the $1M/yr crowd is wrong.

I would insist that all laws be followed, and that normal precautions are taken. 

If you insist on having someone review it, I believe TurboTax has an ask-accountant feature but I doubt they have extensive real estate knowledge.

For example :-The type that insisted on going to the out of state liberal arts school and racked up $150,000 in student loan debt while acquiring their degree in English literature-Your neighbor that have two $40,000+ new cars in the driveway while saying it is way to risky to invest in real estate because you could lose money-Your friends that time boasting about all their 0% financing on their furniture then forget to pay the balance offPeople on BP tend not to be in these categories.    

If the seller truly insists on cash, hard money won't do. 

And insist the owner gives you a copy of the letter that the tenant has received notice.