Currently I live with my parents and work full time so, as long as they allow, I can continue to save most of my income, even if its not fantastic it's still more than many un-financially educated people save.Roughly I have 3,800 invested in an index fund, these funds are my savings.

Parents live in the state where this house is located.

Covid hit and I came back to NY state where I grew up to help out my elderly parents, who were planning to move to Oregon before the pandemic began.

I have a potential applicant who wants to rent the unit for his retired parents who do not have sufficient income to qualify.

The agent further told me that three kids owned the building, seems their parents had it and have passed it on - and have been 'managing it' for the last 15 years. 

I am living by myself and could live here or with my parents (really wanted to move out).

I can get my own apartment and enjoy the young, single life maybe living near downtown, or my parents have generously offered my old room back for free while I save up for a down payment for a home.

Since I found the property myself and have reviewed all the financial statements of the tenant store as well as the parent company to be satisfactory, what exactly would be the benefit that I get from the broker instead of my self representation?

Just consider your 3k a donation and walk away and never look back and never buy a sight unseen deal via BP again.

You could donate to a food bank.