Covered parking for 8 vehicles. any thoughts on agent or non-agent?

I also liked the fact that it was structurally sound with concrete block construction, a tile roof, and high elevation.

But PadSplit does not handle maintenance and any member communications, our management covers that. 

Covered parking for 8 vehicles. any thoughts on agent or non-agent?

For the first part of your question even if you were working with a realtor, I don't personally know many that have a true pulse on rehab costs and I wouldn't make any investment decisions based on their rehab cost projections.My suggestion would be to study how to evaluate the Big 6 rehab costs: roof, siding, windows, HVAC, electrical, and plumbing. 

If it costs $500 to fill the oil tank and the tenant leaves it empty, that's $500 less you have to cover unpaid rent, cleaning, and repairs.

Roof Maintenance/Repair: Done as needed, paid by the owner.

There is usually one for each State/Couty and a few Government DPA's that will cover down payment and closing costs as well.

The biggest mistake new investors make is to walk a property, maybe explain in general terms what they want and then let the contractor come up with the SoW.For a bedroom this could be:- replace carpet- repair closet dooror- remove carpet- remove curtains, nails and screws- replace closet doors, entry door SKU#- replace window SKU#- refinish hardwood floors 144 sqft, clear/oil-based- prep and paint all woodwork- patch walls, texture, paint walls eggshell white clay, ceiling flat white- replace light fixture SKU#, replace lightswitch w decora/white, replace 3 outlets&covers- install blinds SKU#Obviously, the cost would be quite different.

Since your friend covers utilities, this offsets some of your cost.