Welcome to BP Edward,I'm based in Columbus, OH, but my team does work in Cincinnati as well.

I would avoid the niche sites that target a specific demographic because it limits your marketing and rental base.

As others mentioned, there is the cost to sell which can really eat into your equity as all those costs come from your equity but are usually based on the whole value of the property.  

I have intentionally built a healthy owner-tenant relationship over time, and I find that based on the mutual trust component, she cares for the property better than any other tenant I have had. 

You can DIY, but based on all the things you have said, I think it is time you hire an attorney. 

They regularly touched base with us through the purchase process and have continued this well afterwards to ensure we are happy and have all the information we require.

I feel Hard money lenders are more logic based and rational people.

Does anybody have any spreadsheets or tools that they'd be willing to share with me around some solid number predictions based on interest rates, occ %, etc. 

Property taxes are determined based upon the property’s assessed value that is determined by the public tax assessor.

"All Diversified Lending LLC" based out of Arizona?