He has left and we have had it professionally cleaned, replaced carpeting and painted walls and it's better but still smells stale.

Now they just hired their niece to be their agent and she said that they would need to still put the house on the market but its possible for us to get into contract and will put the house on the market for formality.At this point, I'm not really sure how I would approach this and how would I go by negotiating this to their bank.

NYU offers them, some online, through their continuing education and professional studies department.If you still need help, hire a real estate counselor, with the CRE designations.  

You don't need a license at all to invest in real estate no matter what state you live in or the other states you invest in.You should using experienced local professionals in each state you do business in to get the job done right and keep you out of any legal trouble you may be worrying about.A license and all the training and expenses that goes with it is only necessary when you are representing other people as clients.

Also, do I need to hire and lawyer or attorney to prepare above 3 documents?

Don't try to handle this yourself, there is every possibility this person has done this before and knows "the system" better than you do.It occurs to me you might hire a PI to figure out who this guy is and what his background is as well.

They look childish.I too send out cards and letters - but I'd like to think that my contact with them is much more on a professional level - I like my communication to total strangers is effective and professional.

I am looking to make some connections and offer a helping hand to any professionals looking for someone to tackle low hanging fruit with the intention of sharing some wisdom. .Contact me or guide me to any local events.

The purchase price was $65K with a professional appraiser's ARV of $130K. 

Working with property managers, you can have access to a lot more than just 1 unit; however, they have their own system in place and as a tenant you ultimately need to respect their system.For example, you can't just throw in your own smart locks, hire a vendor to clean the carpet, or your own enhancements, etc.