Once you have both contracts signed make sure you are checking in with the three major parties at least weekly (seller, title, and buyer).

Can a single party unilaterally change the title/deed without permission of the other interested parties? 

Seems very high —typically under $1000 for lender fees and third party fees may equal up to 7k but that includes attorney, taxes, appraisal etc...

Have a third party company manage it for you..

The hard part is finding a property manager in rural areas , if you want to ever move.

Any other ideas in from parties in my area?

As a new investor, I would also be interested in finding someone who would be willing to go through some of their experiences with me and offer guidance on the realty market here and situations as they arise.I feel that if I can offer some value to you it would be beneficial to both parties.

(It’s even worse in this case that the check came from someone else entirely who’s not even a party to the lease.)I only allow the initial move-in funds to be paid via cash, money order, or bank cashiers check. 

The best part is, since you're living there you don't need to hurry up and fix every single issue.

The unfortunate part is that landlords are easy targets.