You might want to consider hiring an experienced MF mentor to assist in properly evaluating the transaction.    

Do you plan on managing it yourself or hiring out management?

It's a budget rental that I cannot put anymore hired-help monies towards.  

In my state an attorney usually does the closing, however they hire title companies to research title. 

@JaNae Anderson  Vallejo is a very affordable place to invest along with other areas along 80 going towards sac... if your going to hire contractors do it there so you can watch them.. your not going to get any deals that are that much better or cheaper than Vallejo...

@James Watts: Are you looking at primarily hiring a property management company to handle the day to day issues?

They have effectively told you, by hiring the listing agent, that they do not want to be directly involved in negotiations and it won't go over well if you try to contact the seller.

I am hiring a property manager for my Airbnb who will also do the cleaning.

When I was "hired" there was no contract signed discussing commission splits, duties or responsibilities.

When they get the itch to demo a building (and downtown has a LOT of dilapidated buildings as we both know) they always look into the costs of new construction permits, costs of engineering/designing the structure(s) and getting them approved by the city, and the costs of hiring private construction contractors to build a brand new structure...