And if they see a huge red flag, then you'll feel ok about ditching the deal.And don't do this again, waiving contingincies is for pros.

Is this a major red flag of her professionalism?

I agree on all the points you’ve shared and definitely use them for my research.One question I wondered about was if people care about political affiliations (red/blue area).

Of course, the wear and tear was through the roof and the water heater or HVAC never seemed to perform to his liking when it is summer and you have 14 breathing, walking talking 98.6F meat-sicles in the house warming it up.  

Not so sure about this area, but generally it's good to invest at red states, most of their market experience good growth and are landlord friendly.

The more I'm thinking about this the more red flags I'm thinking of.

Think of Sears, Toys"R"Us, Best Buy, CVS, Dollar Stores (600 Family Dollar Stores are set to close; 370 Family Dollar and 30 Dollar Tree), Walmart closed 11 in 2024 so far, Applebee's, Red Lobster, Stop & Shop, Rite Aid, Lehman Brothers (a 158 yr run), Bear Stearns etc.

If so, that's  a red flag.

What to Stay Away From: Are there any red flags or pitfalls that I should be mindful of when selecting properties to flip? 

Less red tape & quicker closings but typically the rates and lender fees are higher.