I don't mean to be stand offish, though @Hattie Dizmond might tell you it's in my nature to be, but money is not what you need now :)

-The housing price market is rising, competition between investors has skyrocketed, and the competition will continue to increase. 2) How does one excel and stand out?

The owner is the daughter of the couple who past and they want 195,000 it has 2br,2bath full basement,fenced yard needs no work but kitchen and bath could definitely use upgrades but could definitely be a turn key or rental seems like a no a no brainer however comparables in the area are 149 to 173 and those have full remodels done and most have 3br there about 30% above price on zillow(i know thats just an estimate) the one thing that really stands out is that the house is directly behind the train tracks so location is whats causing the home to be not sold with that high price any advice to help me close this would be fantastic thank you 

Also, check to make sure, the condo is in good standing with FHA, you can check it out on their website.  

Don't let fear stand in your way.

You can get a stand alone umbrella through a company named personal umbrella.

Probably good to double check the amount of the security deposit as well, so you know exactly where you stand if/when you take them on as tenants.If you close and need to displace them you may find it's helpful to soften the blow by contributing to their moving expenses.

I'm sorry if that offended you.That being said, I still stand by my point that the default certificate of formation as supplied by the secretary of state is nothing more than the bare bones minimum you can do when forming an LLC.

Give them an information sheet about the property, as they will be looking at many properties and this is your chance to make yours stand out. 

When I was a lawyer, I could not stand watching lawyer shows.