Hello Rae,The first step to answering your questions properly is to understand your credit, experience and liquidity.

I figured that the fence was erected to control animals, but the party that erected the fence should have had a proper survey performed beforehand and then placed the fence appropriately.

This is of course you have the proof that they have give you the proper notice.In my mind, if you had a good tenant for 3 years and they left on their own and you got the property back in good shape.....be happy

I am probably naive thinking that a properly drafted agreements would save me from getting sued if a deal goes south.

In person, Do you think an older man (50's-60's, properly groomed) generally commands more respect and trust than a young 'hustler' man (20's-30's)? 

Of course, always have it double checked to make sure everything's proper Kevin Walker good luck!

You ought to consider windstorm and flood coverage to properly protect your asset.

The LLC structure sounds good, but you need to make sure the IRA is used properly as to not become a tax liability for your partner.

We also can't prep our side for her properly until our stuff is out (cleaning, paint touch ups etc.)  

The other agent will be unhappy to lose the listing, for sure.Speak to your broker about the proper way to handle this transaction.