Since you found the deal and negotiated it all by yourself, I see no reason to involve an agent, unless you chose to reimburse them yourself.

You will be reimbursed with the % of annual premium that you did not use. 

I'll have plenty of upgrade questions regarding swap coolers and furnaces here in the near future...This first unit i bought has old units in each and need to get the utility companies to play along with the reimbursements with energy efficient units, its homework, but nothing like a final exam for your BA....lol!

Most HMLs will hold the rehab money in escrow, so you will need cash to pay for labor and materials, then the HML will reimburse you.  

In the meantime, using your personal account temporarily for expenses is acceptable, as long as you document the transactions and reimburse yourself from the rental property account later.

The owner then reimburses you for your expenses (payments, rehab, marketing and holding costs) from their split.

If you have to reimburse the seller for a full 12 months worth of taxes paid, that will be your peak point of closing costs.

Many lenders require you to start the project with your own funds and then the reimburse you.The more experience you have, the better terms you will get.

I assumed the $500 is to cover his cost of liability insurance considering he's getting paid $25/hour for his time to get go get the permit, wait for inspections, etc.On my first bill, he has the $500 fee plus reimbursement for the actual city permit fee for doors and windows.

If I get a repair bill for kids toys in the toilet I push back and ask that the tenant be charged and I should be reimbursed.