In that case, I would have normal pest control for the property which would include spraying for fleas & ticks. 

Yes, it's normal for lenders to ask you to unfreeze your credit until closing.

I would look for a custodian who does not charge a fee based on your assets.I normally see the costs being A one time set-up fee along with an annual reoccuring fee.The thing you want when opening up an SDIRA is that the return that you will make with alternative investments will be greater than the fee that is charged to you for the SDIRA plus the return you would have likely gotten with a regular IRA.

My hypothesis is that a Venn diagram of high-sophistication principals and normal properties (however defined) would encompass 20-30% of SFR transactions.

If you don't have the downpayment, go make some cash so that you do, either through saving from your normal income or some real estate investing efforts.Your point on debt paydown, although true, is not relevant to the argument of BRRR vs. traditional rental.

Normally, this fee is added when it is a flat fee service, or the owner is difficult to work with on pricing.Working with contractors is a difficult task filled with frustrations and missing timelines.

So how do you normally approach these conversations when you are negotating.

I normally try not to work with people like you because your expectations are unrealistic.

This is normal. 

My estimate is that maybe 1 out of 10 “normal” properties are not redeemed.