Finally, it states that we may not sell the property with any other agent except her during the term of the contract.

This is correct except in the case of the most conservative risk adverse investors.

So IF you haven't seen the other side prior to the home inspector and you see that you don't like it after the inspection you are still legally allowed to pull out of the deal and get all of your money back (except what you paid the inspector).Also - be sure to ask your Loan Officer & Agent about Oklahoma First Timer Home Buyer Program.

You can only have 1 VA and 1 FHA loan at a time, except under special circumstances.

I have no strong opinion either way on a part time job and hire out the work versus no part time job and doing the work yourself, except to say that don't let any of that either way interfere with your studies. 

That would be true if all you did was contribute, BUT you can also 'roll-over' many kinds of plans into a SOLO401K (except ROTH, I learned the hard way with that one :-( ).So, if you have say 100K in an IRA, but only make 5K from your self employment work, you can roll that 100K over AND contribute a few thousand of your SE income, and you have plenty to invest with.

The tenants can clean up their act prior to close or the seller can evict them (though it might take 2 or 3 months) or work through code enforcement (slight danger but better than the current circumstance) to effect the change.  

It is like the first law of thermodynamics except you can have a percentage greater than 100% with real estate. 

There are VERY few and it's not a town where I'd spend my time looking for them, because anybody who can afford a rental in Scituate can easily afford a home in many of the surrounding towns.The one exception is vacation rentals.  

I've only offered less that 3% co broke 1x in 18 years and decided after that I would never do that again except on higher priced property, and if so ($3M up).