I'd also be grateful for suggestions as to an appropriate amount to offer.

The most appropriate ramp is a modular ramp which is like an erector set.

Will depend on several factors like the type of property, type of tenants, your risk tolerance, other assets you own, your estate planning, laws where the property is located, etc.Any lawsuits would be limited to the assets of the LLC and not your personal assets (assuming you run the LLC appropriately and the corporate veil is not pierced).

This has become more prevalent as I now have a one year old who is starting to run around.Would a better/more appropriate well cap be a sufficient solution or do I need to look into filling the well (if that's even a possibility)?

What is an appropriate cap rate? 

That is definitely one of those situations that if not handled appropriately, will trip you up at an incredibly inconvenient time.

Exercising a little patience and taking a year to better establish that foundation before launching into the shell of my R/E portfolio seems appropriate.

tax code is intransigent and a good cpa will maximize their value by allocating the expenses (cash and non cash) and income appropriately.  

Naturally I assumed a qualified roofer knows to use the appropriate materials to hold the roof down, I'm not the expert he is.

The question is should I give her full 5% commission on this and/or is it appropriate to negotiate the commission payout due to working with the potential buyer previously, or completely negate the commission payout?