Earnest money (or in the case of an option: Option Consideration) is money paid to create an interest in a contract.

Agents are not used care salesmen.

I reference the CPA since there are tax implications of an LLC (although pass through to the individual taxes) verses you as an individual tax payer.

Also, one of the tenants is the one that notified me of the chimney leak into the stairwell, so letting them know we took action right away helps build the relationship with them so they know we care about the property. 

Much of the capex has at least 5 years usable life left except floors (9 years old) and one heating unit, which is @ year 16 of an expected 20 year life.

There is going to be a special assessment soon of about 2,000 + 2 years of an additional 150/month.I can't deal with tenants calling me constantly with every little thing that is wrong (my pipes tend to clog) so rental would be contingent on tenant handling these things on their own.If I do sell, I would put the money in a mutual fund.What do you think?

It'll cut down on noise and you can trust yourself to keep good care of it.

Your Solo 401k cannot rent properties to disqualified persons (you, your spouse, your parents, grandparents, children, and your grandchildren are examples).This is true whether you manage the rental or a property management company takes care of the logistics.

As others have said, be careful with these types of package deals.

There are also First time buyer programs in many cities and being in the Health Care industry may have options available sometimes as well.