We wouldn't be able to advertise as a "property manager" without being properly licensed.

How do I go about getting the proper paperwork( documents) for a beginner in whole sale.

They usually want a buyer broker on the other end guiding the buyer through the process and knowing things are handled properly.

If you stumbled upon an amazing property by luck to sell that might work but often wholesalers are selling overpriced junk because they do not know how to properly underwrite commercial assets.

Maybe I’m not doing the math properly? 

No, not unless she and the buyer are contractually bound, which then means the business relationship has been papered properly and she is allowed to negotiate on behalf of and represent the buyer. 

Some states require the lease to end at the end of a calendar month, but most states allow you to end on any day of the month as long as notice is given the proper number of days in advance.

Properly maintained, appliances fail based on one of two situations: intentional negligence (misuse) and unintentional negligence (spill hot oil on a stove).  95% of my appliance problems have been intentional negligence. 

So your insurance agent might be able to give you a couple of people who s/he at least knows is properly insured.

This was a turn-key property that needed light rehab and a tenant was found in 1 and half weeks.Hopefully with proper screening and background checks my risk is mitigated for the future on repairs.