Very unusual.

Tenant claims they have been documenting, which I find unusual, as they always tried to deal with me on the phone, I sent all of their calls to voicemail to force all interaction via voicemail and email so that I could document.

@Ryan Van Fleet It is not unusual to see $650 though I think $500 - $550 is more typical. 

Much less risk than giving up a full time income for uncertain commissions.  

(The first thing that occurs to me is an "herbal" dispensary, but that's just because I have an unusual sense of humor.) 

I got a wealth of information and after reading it all, I STILL felt uncertain about calling the agent and making the offer in fear of sounding dumb.

If you can't look at a prospective property within 24 hours turn in your offer because speed does succeed in most sales.Make sure you know of anything in the building code that is unusual and budget for it.  

It is unusual that the owner didn't check with the attorney before the day of closing!

Are there any special considerations, or unusual issues?  

Do not try anything unusual.