If you are only offering $100k I think its worth speaking to an agent and letting them make the $3-5k as an agent (if they would do it for that) on this deal. 

If not, they may want to speak to a mortgage broker local here in Florida to help expand their options! 

I can't speak too much about the other markets but happy to be resource for you when trying to figure out which market you want to target.

For someone that's not as conservative, or a different view on the cycle, they might have a different opinion than me on all of this.2) Sponsor quality check: (takes about 45 minutes per deal)I believe that a great sponsor can take an average looking deal and make it great, and that in mediocre sponsor can take a fantastic looking deal and make it bad (especially if there is a severe recession).

It does seem odd they would list a reference that they didn't speak to previously. 

Finding handymen is NEVER easy:( Often, you have to use trial & error method and weed through several before finding one that is acceptably (never pefect) reliable, quality, will fix warranty issues and has decent prices.Try visiting a Home Depot 6-8am on a Saturday.

I recommend that you speak with a real estate accountant to see if you will benefit from a cost segregation first. 

•Tenants demand prompt, high-quality service and without caring about cost •Vendors seek to earn as much compensation for their work as possible.Balancing these needs requires thoughtful stewardship, strong communication, and a commitment to fairness.

Did you speak with them prior to purchase to understand their process?

If you find a property that you really like drive down and ask to speak with someone about the fines.