Because this is her first offense, it was $100.

Just kidding, I'm not a landlord, I'm the gender neutral, inclusive, non-offensive "housing provider"Jim, do you participate in the "landlords are people too" happy hour they mentioned as happening in Pittsburgh?

Yes,...and please don't take offense to this, but if that's the first question you have, you are a long, long way from starting. 

Painting an "offensive" color room to a neutral.  

No offense intended, but those of us that put in the time and dedication to make this a career, are property managers. 

No offense to inspectors, but I take what they say loosely (haven't had the best experience with 3 different inspectors, but the one for this house was pretty damn good).

This seems like a really bad business idea, no offense.

The Realtor board can issue a warning and/or fine to the agent depending on the offense committed (if any).Keep in mind, some listing agreements (including the ones my team uses) state that the listing agent is still due commission up to 90 days after the expiration of the listing agreement IF a buyer (in this case, you) is procured during the term of the agreement.

Re: Repairs - I think we will most likely take the "get it rent-ready" approach but first launch a major offensive on what we can from the inspector's findings (it's an 80-year old house left somewhat neglected with a long-term renter). 

No offense at all, but you'll probably hit the DTI ceiling pretty quickly if you look to finance a second property with a traditional lender.