Do we actually need an agent to cover the contract and hold the fees until closing, or would it just cause more problems?

Things like that don't happen twice, I wouldn't be overly concerned. 

I can tackle the CC and car note in the next 2 years but I was more concerned about my student loans because as of now it's not feasible for me to pay off $45,000 (or even half) in two years w/ my current income.

Unfortunately, I'm very concerned that the only solution might be the flexible base cove which never looks good nor would it offer a tight fit like quarter round. 

But I am currently concerned that rate might not be favorable to me. 

I've owned in rent-controlled LA and it is terrible especially when a tenant abuses the system and knows what they're doing.Better Housing For Long Beach "BH4LB"http://www.BetterHousingForLongBeach.comSign up for their email list for LB rent control news.They're to push for rent control and just cause eviction [essentially you cannot evict someone without a real reason not just the current 60-day notice].Why Rent Control is bad for affordable housing:http://www.grassrootinstitute.org/2016/09/rent-con...http://www.gazettes.com/opinion/another_view/anoth...If you own anywhere in California this thing could spread, so it's best to stop it now in Long Beach.Call your local representatives and city council and get the word out.

This is concerning to me because I was planning to put money into it thinking I had $25,000 of head room. 

It will show you repair deductions, so you can get an idea of whether the tenants were constantly breaking door knobs, doors, faucets, etc or whether the repairs look more like non-tenant caused problems like electrical or roof issues. 

We did have an open window during a heavy rain storm & the water, although pooled on the flooring for several hours, has yet to cause any buckling etc.

It's entirely plausible that the Somali in the above example had never been in a shower (I could stop the sentence here, but I'll continue) where water on the floor could cause damage.