I need a better way to handle this.Here are my ideas, let me know if one of these works for you, or if you do something else entirely:1.

We found the property and she just handled the paperwork.  

Typically I would go to the landlord and request he/she handle it. 

This works where I am because we don't need attorneys for closings, it is usually handled with the title company and real estate agents in one of their offices (if you are doing cash), or in a local title company office if you are getting a mortgage. 

Most street level investors couldn't handle a HELOC with it's capital commitments.  

You can also buy entry handles there that do not lock.

You need to get a good umbrella insurance policy, a strong lease, defined rental criteria for potential tenants, and partners in place such as handymen, and an attorney to handle possible evictions etc.

If gas, then you have to check whether your gas lines (all the way to the street main) can handle the peak BTU demand.

Since I have not listed the house with a realtor, what is the best way to handle the contract negotiations? 

I scrambled and was able to find a septic inspector that could get the inspection done today at the price of $350.How should I handle this?