And then proceedes to give me a list of really expensive repairs to get done asap. i have repeatedly told her she needs to contact me whenever anything breaks or is in need of repairs, which is stated in lease.

if your serious just send them progress not perfection is the key. get talking to people and see where you mess up then pivot and fix that screw up. if you are writing letters you are far ahead of many. i would also say to add about terms cash buy/no fees or closing cost/ as is/ and so on\.

What if both of you get married and then pass away? 

All the big name gurus will promise you that their program will teach you everything you need to know to be successful...and then this hit you with a MASSIVE price tag.

Their whole goal is to buy your house cheap enough so that they can then turn and sell the Contract to an investor for a mark up. 

What are you going to do when they take your money and then stop answering the phone? 

For example, if you are pre-approved for a $200K purchase, then you know that you can't buy in Nashville.

For 1031 exchange, can we sell under the trust and then purchase directly with my LLC? 

If you learn from your losses, then it's actually a win, which means everything you do is a win!

If that is the case, then I'm not sure any insurance carrier will cover you because you are violating the rules.