Unique property to sell, 2 people involved who don't know how, without meaning to be impolite it sounds like the blind leading the blind. You could start with appraisals from 3 known local leading real estate agents, and then take at least a week choosing one. You could spend the $300 something on an independant valuation, talk to your local bank manager.  Google or other net search similar properties in other places to see how they are advertised. Sign nothing until you have discussed it with your accountant or solicitor as well. There will be sharks circling for the unwary so you need to get info to get wary.
good  luck
cheers
thecrest

Buy an option to purchase whicj might help the vendor keep the Bank away a little longer and advertise it immediately, if there is scarcity you might be inluck.
cheers
thecrest

Rural towns, usually long vacancy periods between commercial tenants.
Hope you don't mind my posing some questions to point out vital areas.
How many physiotherapy practices in the town / at the hospital  ?
How many doctors ?
How far to the next physiotherapy practice ?
Why would the physio want to stay there and not some other premises in the same town ?
How long has the physio been practising in this town ? Anywhere ? Where before, for how long, why left ?
How many other suitable alternative physio premises are there in town ?
Go ask the chemist who are the good physios in town, you have a sore shoulder.
cheers
thecrest

Hi
Might be looking for one myself soon, so I made enquiries with the Strata Schemes section of NSW Dept of Fair Trading and a very helpful person there suggested I try :
Institute of Strata Title Management
http://www.istm.org.au
Sydney tel. 02 9904 8499

Hope we both find a good one.
Cheers
thecrest

Sorry, your post said you were desperate and confused etc , glad you're better now and cool with your head on.
Plan carefully.
Cheers
thecrest

I thoroughly enjoyed the event last year at Darling Harbour.

It got me out of the usual routine, put huge energy into my life and I used it to generate opportunities.
The event is worth what you can mine from it. It's a mutual mining event.

The cosmos does not deliver to dead sites, drained batteries don't even put a blip on anyone's radar.
The presenters were fascinating, full of energy, created fresh ideas and new profitable variations for me,
enthused me in what I was already doing, provided networking opportunities,
market updates, and an exciting 3 days in great surrounding with my fabulous partner.
We got good value for money.
How Steve gets paid for staging the event is his business.
Cheers
thecrest

Suggestions – replace upheaval and confusion with home safety and stablilty, giving youself time to decide longer term goals.  It's risky to make long term decisions during periods of short term emotional turmoil and confusion.

Keep the job for now. You need stable income, work colleagues, something that doesn't change.
Stay near or in close touch with supportive family and friends. Establish an affordable home living within your means.
Get the head back together. Then plan ahead.
Least disruptive time to change schools is start of year 5 or 6, or start of high school.
If you have spare time, help out at the school canteen. Get counselling. Use support groups. Chat with local clergy.
Keep every dollar you can, it's strength and security, options and choices. 
Invest in real estate when you have clear head and a clear plan.
Cheers
thecrest

The ideal rent roll to manage comprises quality properties with few maintenance issues, gainfully employed carefully screened tidy tenants and polite generous calm easy going appreciative landords always willing to spend on their properties to keep them up to standard and keep the tenants happy.  A professional PM could single handedly manage a rent roll of 200 of these and do it properly.

Change any of those factors and you will need more staff and higher fees.

A low quality rent roll comprises lots of tired old properties poorly maintained, mostly  occupied by the only kind of tenants it could possibly attract, owned by landlords reluctant to spend anything at all because the lower rents don't allow it, and their budgets are low as well.  Expect frequent maintenance issues. Tenant default and tenant turnover are high, as are the associated costs in tenant replacement like Tribunal appearances, termination admin, ads, screening, open houses, inspections, re-let admin, first week's rent, lease prep, etc. – expect a high commission rates coz 8% barely covers the work required for these kinds of labour intensive confrontational frequently combative high stress property managements. With a marginally profitable rent roll like this one, no wonder why they can't service all the properties correctly, no time and not enough staff for all the issues. PM is stuck between 2 parties neither of whom wants to part with any money for the property. Long day.

Some agents refuse to manage properties because they don't want the daily drama. Others make good money from a well selected and well managed rent roll, , and also with a professional PM can use the rent roll as a holding pen for future properties for sale.

So consider carefully firstly what style of property you buy, so you can attract the tenants you want, and so you can expect the PM fees and commission rate you'd like to pay.
Secondly, consider the quality of rent roll your prospective PM is likely to have in their geographical area, & ask them.
Take a real good look around their office and their staff, see what it tells you.

The jury is always out on ratios of PM staff to properties correctly managed, but I'll put forward some ball park figures here. 
Low quality rent roll ….  1 person : 100 properties max.
Medium quality ….          1 person : 100 – 150
High quality  ….                1 person : 200 max

That's just a glimpse of the PM side of the equation. There are some excellent PMs out there, hope you find one,
and there are the others.

Cheers
thecrest

Priorities change as we age. From your post, there appears to be a lack of communication.  Try to think like a "quite elderly" grandmother. She doesn't need problems, but perhaps if she understood the issue through her trusted advisor, she might prefer you gifted a $10K Uni trust account to one of her grandchildren rather than blew the money on tanks and pumps. Doesn't hurt to ask. She might see it as mining the property for a worthwhile nugget. Who knows. She's obviously not a Town Planner and most likely doesn't think like one. 
Cheers
thecrest