I started out by downloading some of their free stuff and listening to many podcasts.

You might have to find a small type catch all brokerage that dabbles in residential and small time commercial.These types of firms do residential and a few land sales and occasionally a small gas station or inherited type small building commercial.For the experts that only do one asset class the small deals like this do not make sense as they typically have a lot of (hair) on the deal meaning many issues to work through.

In addition to damage to floors, grass, woodwork and walls, we've learned that dog hair can cause problems for hvac units and bath tub drains.

The 180 per year includes the main meeting, store stuff, and a few side meetings. 

Ever since I read that damn book my life changed, all I talk about is this stuff.

(I'm not familiar with the US sites on closed sales in a specific area and stuff....)What about negotiation with the banks about fees that can be waived - Do they do their best to decrease my investment?

There are a lot of protections in place to keep us from getting in real trouble... such as the title company doing all there stuff, and the appraiser doing his thing.Neighborhoods are subjective... and that's the point.  

Hopefully there is an alternate repair beyond breaking and repouring, that stuff can get expensive. 

that stuff rarely works well.  

Stuff your clothes into a backpack.