In my ideal world this house would sit until spring, and then they would come to the negotiating table with a more realistic price in mind. 

My question is, is it realistic to be successful operating only as a Listing Agent? 

Some are deals, but most are not once your vet the numbers.To answer your question about offers, you can make as many offers on as many properties you want, but realistically speaking, no agent wants to write a dozen lowball offers to see what sticks.

-is willing and ready to build a long-term relationship with a highly motivated investor like myself.I welcome any experienced rental property investors to add on to this list or to point out to me that my certain 'criteria' are not realistic.

People post when a deal they've submitted initially looked profitable but they don't know how to put together a realistic and reasonable scope of work for the rehab and we tell them we need that in place before we will even send evaluators out to look at the property.

The back yard realistically would need to be cleared and graded, but we have a brook that runs through and cuts the yard in half so I figure we have to clear and grade the half that is closest to the house but the area that is beyond the brook can stay wild and woody.

Now, if you're referring to getting an average of 10% throughout the life of a deal, that's a lot more realistic and feasible to achieve.

@Kevin Leppink I’m not sure how similar Utah is to NC, but as RE agents here we have access to something called Realist which is a public record database.

I hate tying up a chunk of capital in a non-investment property (our SFH) but not sure the house hack/slow flip is realistic. 

I was hoping my architect could design based on 600 sq ft/unit but he said 800-850 is more realistic.