Actually read, listen, take notes where you see fit.You may have to sift through some of the information to find what helps/applies to you, but you will start to get the hang of effectively doing that. 

Good luck and hang in there!

The hang up at this point is getting a GA specific template I could use to write the contract and get things started.

With just the information in your thread, I would let the emotional sellers hang on to their emotional house and be disappointed.

I'm not a "big government" fan, but being a landlord is a situation where the lives of other people hang in the balance. 

Hang in there!

Since it's your first property, might be better to hang onto the cash in case the unexpected happens- vacancy, hvac goes out, or other capital expenditures.

Thus, are you looking to hang your license with a brokerage, or do something else related to RE?

If you're wondering where to hang your licences, call at least 2 or 3 brokers and get a feel for their company.

Join a local LL association, hang out here, make sure you know your numbers; all the best!