I think there are many valuable lessons in here if they can be separated out and gleaned from this. 1 major thing is that this is your your business and ultimately your model will succeed or fail based on the business model you have and the people on your team. 

My wife usually does our taxes as she majored in accounting (is not an accountant). 

I sent a glowing email to the agent, their manager and DB/senior broker owner.You could also leave a positive review for them online. 

Fire or major water damage and extensive mold are walk aways for me, but other wouldn't care as long as the price is right.

ok thanks for the reply, I'll have to call around for insurance quotes i was kind of guessing comparing to other annual insurance prices posted online.

@Michael LewisThis is a major over reaction on your part.

I was a bio major in college and don’t know jack.

I am running into the same major problems in the showing aspect as well.

Is it recommended to buy one from a Local Property Management Company or is using a free template found online just as good?

It is getting harder and harder to find deals so i want to try calling for rent signs and replying to online for rent ads.