I already feel comfortable with presenting the deal analysis reports but would like to have a PPM statement as to risks to attach to those.  

I also feel more comfortable with lower income tenants because they are easy to train.  

I further increased thier comfort level by offering a preferred return.  

If you're comfortable that person knows the business and whatever market you're in then $499 isn't terrible to have someone to show you the ropes.

If you feel comfortable with the negotiation and closing process, meaning, you could adequately represent yourself, then I would use that leverage to negotiate a lower commission with that agent.

And as a broker I would have clued you in up front when I'm working I know what I am doing and don't need some whiny snot nosed kid in the back seat saying  did you get a buyer yet?

After debacles such as LP siding and polybutylene plumbing, many builders aren't going to be comfortable with a new material until it's been on the market (and held up) for 20+ years.  

Once I am comfortable with the timing of my market, then it comes down to deal analysis.My wife and I are in a very similar situation as your family.

....just not that comfortable handing out large checks for funds that have taken me years of saving so if im going to than I just want everything to be clear

I'm generally not comfortable with tenants and fire.