I found a property on an auction site that I'd like to bid on.

We're also starting to scour other forums for possible investments outside the traditional MLS sites, and other areas like upstate NY. 

Based on my experience coaching investors with my husband, who was a realtor many years ago, I strongly advise that, regardless of whom you work with, you meet the team, conduct thorough market research, get an appraisal, schedule an inspection, and also arrange for a site visit.

See what the $19k was for first, it may have been neccessary, but still that does not make it ok for them to do it without a signed CO.You can ask an attorney a few questions using sites like Avvo or Rocket for not much $$$.

That's not a profit producing activity for a Broker / Property Manager as 99% are tire kickers and the ones who will buy will buy without going on a date with you. 

Does this mean the realtor does not have exclusive rights to sell the property and the owner is probably advertising the same property on one of those by owner sites?

Basically, these are lands that technically qualify as Sending sites, but that have issues such that nobody really wants to build there.

Is your income considered variable in nature depending on job sites and that you do not work a set amount of hours per week?

The house is a foreclosure so we cannot extend closing date.

No dates, rooms etc.