Im getting ready to pull the trigger, just have some concern about the safety and how hard it will be to find renters, roommates. 

Businesses are leaving, a lot of them have already closed over the years.

I wish I could "house hack", but the fiance and I just bought our home here a few months ago and she wouldn't leave our home to go back to an apartment.   

I own an insurance and financial practice and could not justify the cost of the license, time required, legal concerns with REI, and overall cost.

While I'm not a lawyer, and I know that's the focus of your questions, but I have other concerns about this situation:How long it's been going on?

Normally when a tenant breaches a lease and leaves early, they are liable to you for rent until such time as you re-rent.

If you miss Vegas in the summer, when can you leave?

The bigger ones, are basically not answering their phones, or tell you they will call you back, but they have a big back log, and someone will get back in a week or so.So I have a huge tree branch sitting on half of my roof, with leaves and smaller branches so thick I can't even find the branch that poked through the roof, and the other side of the branch was sitting on an overhead high voltage power line, strained to the max. 

Every concern I raised they were right on it and I believe their pricing is fair.

The agreement can be as simple as to say the 'property owner A' and property owner 'B' hereby acknowledge the proximity of their respective driveways and affirm that neither property has any easement right/necessity over the other.The concern here from a lender/title perspective is the ability to claim a prescriptive easement right.