Hire an attorney to do it properly before you lose everything to bad wording in the contract that you got for free online.

Give proper notice and proceed.

2) If the answer to 1) is Yes, can you advice the seller what's the proper way to do this - contact the agent first to let her know he wants to sell the house himself and wants to be out?

If the infrastructive isn't properly maintained, one major repair could easily eat the small cash flow that may exist. 

I maintain the properties, have any maintenance requests timely and properly performed, didn't raise any rents in 2020 or 2021 due to Covid, but gifts for the tenants? 

I agree with Matthew - real lenders should have a company driven email or at least the proper signature with the company logo and license number.  

I wouldn't touch that deal without contractor support, a proper walkthrough, pictures, and more experience. 

Also, If I am there I can ensure they make proper repairs and dont do ****** jobs. 

You will also want to be sure to do your proper due diligence on the private utilities.

. - Have enough (take home after tax pure cash flow) from my properties to match my current w2 net income ( which roughly 7500$ to $11000 monthly)- Not create a lifestyle where I am so immersed in my real estate investments that I cannot enjoy life.