I certainly did not, and neither did the mortgage lender who  pre-qualified me.After closing on the HELOC  this week, I was reading through the docs last night and stumbled upon the Occupancy clause :"Borrower shall occupy, establish, and use the Property as Borrower's principal residence within 60 days after the execution of this Security Instrument and shall continue to occupy the Property as Borrower's principal residence for at least one year after the date of occupancy, unless Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless extenuating circumstances exist which are beyond Borrower's control"So I'm not sure what to do.  

Hardly seems worth it, especially since you know you are dealing with unreasonable and potentially violent people.  

The tenant may not unreasonably withhold consent to the landlord to enter the dwelling unit from time to time in order to inspect the premises; make necessary or agreed repairs, decorations, alterations, or improvements; supply agreed services; and exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors.

Same with cleaning unless left unreasonably dirty, this is likely in the zone of your responsibilities at turn over (some landlords have more specific lease provisions and rules on this).

is not an unreasonable amount of time.  

I get the same thing on the Hard Money I broker.  2.5% and 10-12% is unreasonable so they go and do a $50k deal with cash instead of a $250k deal leveraged and make 1/3 of the money with the same amount of time and effort. 

Is it anything that makes her seem picky, unreasonable, negative to landlords, etc.?

The formula is just a starting point for you but if the numbers don't work for you walk away; run if they are completely unreasonable.  

If you're not licensed, you can likely still cut some of the expenses by working an agreement with your realtor to receive full commission on the purchase of the property and a reduced fee on the flip (since your agent would get 2 commissions on one property, it's not unreasonable to ask them to take a small reduction on the back end of each one. 

Your 3.5% down payment would be $4900 plus the 1.75% mortgage insurance would be $2450, which leaves $2,450 for all the other costs, which does not sound unreasonable.