Reason I ask is some water bills were double paid (by me out of closing and by title company) and the water company doesn't want to send me a refund, so would this be a candidate for E&O? 

@Kristine O. 

The only time I had someone older (50 y/o woman), that was when I had issues - though to be honest it wasn't her, it was another roommate who looked good on paper and interviewed well, but once he lived in the house it was a different story.This is a learning experience, just like most other things RE-related.

Your buyer would probably expect a title insurance.Any lawyer that specialize in RE and most general practice lawyers can draw a warranty deed for your property if you have a cash buyer that waives the requirement for insurance.Eviction lawyers I don't have experience with but my PM does all that work w/o any lawyer involvement.The rest is the same as your sale.

If the seller is willing to have his house tied up w/o any option, that's on him too.BTW I don't think OP is in CA so I'm not sure why you bring that up?  

I think I will be having my 14 y/o daughter or 15 y/o son doing some of that this summer for extra cash.. 

Quote from @Tom O.: Don't waste money setting up an LLC until you actually own something. 

Well, damn, I'm going to lose my O/U bet on you - Am disappoint son :)Too bad - I think you put a lot of effort and at least learned something.

.- Bill Back - You take the monthly utility bills, prorate them based on some equitable, pre-established factor, and bill it back o the tenants each period. 

You can also sign up for a free trail on rent-o-meter to look more specifically in the area you're looking to buy..I hope that helps!