@Simon Obas- thanks - checked it out - looks nice - that  price  range  is likely to only draw  buyers are that  will make it a  primary residence  ( and  not as a rental )  ..many buyers  for primary homes  tend to look in  the  April - sept  window ..... current rates  and  pending  rescession  have slowed the  buyers   way down in the past  30-90 days  ...the  present  price  looks  accurate  if you were selling  back  in the spring  .....I  would ask  ytour  agent to pull comps of  sales that  have  closed in past  30 days and  also  try  pulling  data  of  contracts that  have  been  agreed to  in past  30 days so you can update the  expecation  .......if  you use a closed  sales  comp for a  home that  closed  in Sept - this might  reflect a listing/ offer  that  occured  in July  so  be  careful to not  use any comps  from over  30 days ago ...( thats  how quick the market seems to have  changed ) ......try adding  wording to the listing to  attract  attention  (  eg.   

For instance, he identified the load bearing walls when we walked the property, he understood where the existing plumbing was, and where new plumbing would need to go, he assessed where HVAC ducts were, and where new ducts would need to be routed, he understood the changes that would need to occur to the electrical system, etc., etc., and he understood the costs of all of those issues.

My failures in real estate have occurred when I am violating some form of these tips.  

I was informed by my tenants family that he was in an accident and currently unconscious.

It can also occur when banks are shared skitless (as they are and have been recently).I've found a useful way to reduce the cash-to-close requirement to be working with local banks and using their commercial financing (usually variable rate, shorter A/M, etc) OR using some of the newer loan products coming out of companies like Certain Lending and a litany of other quasi-Hedge-fund turn lender products. 

Which steps will take place online and which will occur in person (such as appraisal and closing)?

You are only responsible for costs that occur such as the appraisal, if and when it is ordered.

One exception is when a remodel occurs during which structural changes are made to the wall containing the window, in which case the addition of a qualifying egress window or door will almost always be required. 

Homeowner's insurance is for casualty damage caused by an accident or act of god.      5 year old roof damaged extensively by a tornado?

Most people refinance within 5-7 years so that will most likely occur anyway.