My VA takes care of most things and he is MUCH cheaper than paying a property management company 15%-20%.

Would it make sense to start your own PM company for this purpose and have spouse as sole employee who receives compensation from the small rental portfolio? 

He says he will set up the LLC for you and lists his company as the registered agent and as the person setting up the new LLC.  

We will pay the Z people for low quality leads, r.com for junk leads, 100 other lead companies for junk leads and try to call FSBOs and Expireds and do anything not to call or not to call people we know. 

Confirm with title company that understands local transfer tax regs but in most states, even if transferred for a nominal amount there are transfer tax consequences based on the assessed value.

I'd advise resending the contract, this time with your EMD included, and arranging for it to be wired directly to the attorney or title company. 

Here are some aspects to consider in a market analysis for Cincinnati:Economy:Cincinnati has a diversified economy with strengths in sectors such as manufacturing, healthcare, finance, and technology.Major companies, including Procter & Gamble, Kroger, and Fifth Third Bank, have headquarters in the region, contributing significantly to the local economy.Real Estate:The real estate market in Cincinnati can vary by neighborhood.

Mortgage company may require the appraisal but what may happen is that you would have to fund 20% of appraised value plus the difference between the appraised value and sale price.

If it was going to be a STR I would be more inclined to fix but get a pool company out to estimate.

I've done door to door for 3 pest control companies.