I would advise you to seek legal advice to guide you through the process. 

This was a deal that my parents helped guide me through as I was looking to move out of stock/options to real estate.

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Sandusky: farther (2:45 hrs), less $ to buy, most exceed 2% or are close to it, not sure if industry is dying or growing, neighborhoods are C-B, but seems mostly poverty, and not necessarily surrounded by worse neighborhoods and other crime.

I figure brokers only want people that can close deals but do they have any responsibility in guiding you toward closing deals (in theory, yes but, practically)?

One thing that helped guide me was David Greene's book on out of state investing (he wrote the book on BRRRR too).

Your property manager will be your key partner as you execute on your vision for the property and can often help guide you and provide insights around renovations needed, investment strategy, how to find the right tenants, and more.Plus, property managers can also be a great source of off-market deals, since they often have existing clients who are looking to sell their properties.

Request: given the above, I could use advice and mentors in the CenTex market as well as growing my connections, getting feedback on possible structures, tax implications and perhaps finding a good CPA and lawyer to help guide me.Thank you so very much and all the bestRyan

Luckily my wife trusted me (and God's guiding of me) enough to allow me to pursue something risky like REI.

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction 2.