I would follow that up with a face to face sit down with them to go over the major points of your business practices and have them address any concerns long before you ever get to a deal. 

Since it is dictated by case law I don't think a book would be up to date or practical.

So I just want to confirm that it is normal practice to put in a lot of offers, sight-unseen.

since the interpretation of the IRS is that a refi immediately before a sale is a taking of profit, and since you can show a paper trail that demonstrates you were simply exercising your normal business practice, reinvesting the re proceeds in other properties and not taking cash/profit out at any time - you've got  a good argument if ever questioned.  

Examples might include a leak in the roof during the rainy season, no hot running water, or a gas leak.As a practical matter, the repair and deduct remedy allows a tenant to make needed repairs of serious conditions without filing a lawsuit against the landlord.

Hoping to find best practices for Llc structure and states. 

Is this pretty standard practice or something I should be concerned with?

Otherwise it's more practical to hire out.

It sounds like she's practically out the door anyway, because she was asking me how much notice she has to give, etc.So it sounds like she's out the door.

Use that to practice.