from my understanding of contract law, any agreement lasting a year or more would need to be I writing and accepted by both parties. since you have not signed the contract, I do not think they can hold you to it. whether you get a lawyer or not depends on whether you think you can get him to leave without one. if he doesn't leave, you need to evict and then you need a lawyer anyway. personally, I would try without a lawyer first, and if he doesn't budge then get one

The deed of trust gives the lender a security interest in the property.So, saying you're "now interested in a deed of trust" doesn't really make any sense. 

She said she makes a lot in cash that she doesn't report and that would be enough.

The lease doesn't terminate when someone new takes over.Having an umbrella insurance policy has zero bearing on managing property.

The term portfolio lender doesn't mean you have a portfolio of many properties.

Doesn't matter that the company is no longer doing management, a contract is a contract and generally all contracts are assignable (can be sold) absent express language to the contrary in the agreement itself.

That doesn't mean you can't or shouldn't do it, but be aware of what that means.

It doesn't sound like you've discovered your WHY yet @Kevin Jones.

If it's a good property, there are probably a hand full of people here who'd happily buy it too, but that doesn't mean you should sell, oftentimes the opposite!

It doesn't matter what bank account the income goes to or what LLC the property is under.