@Jordan Moorhead I have one just across the street fully remodeled and up to date.

:DMore seriously - my wife and I first started talking about opening a boutique cabin rental business (multiple cabins on a single property) since we first started dating.

I think if it were me as the client I'd ask for a trial date range for the agreement, i.e. one week, and just explain to the agent that you want a chance to see how you work together.A fair compromise, IMO, would be that you'd use the agent if you bought a home you saw with them, but the option would remain for you to leave with no strings attached at the end of the week.

Seller is reluctant to provide the keys prior to the transfer of occupancy date. 

You can try reaching out to her and remind her that if she's not out by your date, the eviction process will begin in earnest so she knows you are serious. 

Including the lease terms - rent amount and ending dates - is important information to potential buyers. 

The Days on Market (DOM) figure for single-family homes fell from 51 to 29;Total property sales increased 1.6 percent with 11,285 units sold;Total dollar volume rose 16.9 percent to $4.0 billion;The single-family average price increased 13.4 percent to $372,408; The single-family median price rose 13.3 percent to $300,000; Single-family homes months of inventory registered a 1.8-months supply, down from 2.4 months year-over-year and below the national inventory of 2.6 months;On a year-to-date basis, single-family homes sales are running 15.3 percent ahead of 2020’s record pace and 21.6 percent ahead of 2019.Townhome/condominium sales rose 11.7 percent with the average price up 12.1 percent to $240,994 and the median price up 17.6 percent to $210,000;Single-family home rentals fell 8.2 percent with the average rent up 9.0 percent to $2,115; Townhome/condominium leases fell 1.8 percent with the average rent up 6.3 percent to $1,793.Source: HAR

Should reference monthly rent, due date, security deposit, lease term, ANY oddball agreements (i.e. cut grass for $50/mo off of rent), deferred maintenance requests, etc.

The reason I'm unwilling to deal with repairs is that I also have a job that sometimes sends me to locations where I don't get cell and internet services.

Heck, you probably will need to do the same for internet and trash as well.