Is this a major red flag of her professionalism?

Probably not, because in some states would change the tax status of the property to Secondary which could be a red flag for USDA especially if they are the ones you are making the payments to, which is the case with USDA Direct loans. 

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.

Way too many Red Flags and lack of transparency.

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).

@Gregory Colton having a strong team that has roots that run deep in the community is the best way to source properties.

We go deep on analysis and strategy.   

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.

Woodwork, trim and cabinets get either a deep cleaning or are changed out.

NNN 20 years + investor and broker.Usable dirt it sits on size ( 1/2 acre ok, 3/4 acre good, 1acre plus best ) and parcel shape (most of it road frontage for land or is it narrow and deep?