At the end of the day, all agent commissions (and all other fees for that matter) get taken out of the deal pot, so while it may appear one side is "paying for it", the buyer could get a lower price and the seller could get a higher price, without it.You think you have a deal struck, but in reality you are net at $175k and the seller is at $180k.

Its really going to come down to multiple factors, including your personal situation/strategy but it appears you are definitely thinking about things in exactly the right way.I'd say since it doesn't seem to be an "urgent" need - I'd advise talking to some lenders and since the rate environment is still moving quite a bit, settle on a interest rate / points combo that is "your number" and when market rates move down to that point - have the lender contact you and get ready to go, and just wait until that occurs

   - Take care of the property, be responsive and professional and warm to the tenant, protect your information, name number address etc as much as possible on all forms and websites without appearing to be hiding something. 

The effects may re-appear, but it's very unlikely to almost never that the causes are why. 

Most also rely on  beefed up rents and unrealistic operated expenses in their pro-formas to justify higher sale figures which appears to be the case here.

@Marc ShinI'd hire professional management...If it's going to be an STR, you really need it to be top notch, appear top notch, and be managed top notch"Minor updates" may not cut itBut I only have the limited information you posted

I analyze my comps and the worst properties appear on page one.  

I am afraid since this appears to be unsecured there wouldn't be an avenue to place a lien on the property.

This will indeed appear suspicious to the IRS if they take a look.

It appears you are addressing the poor insulation in the attic situation.