My initial focus will be wholesaling, flipping and possibly buy and hold for renting.

Basic overview would be, hard money or personal loan to purchase, then 70% LTV delayed financing, then HELOC to pay off the last 30% on initial loan.  

No its plenty on that block and a few others that 179k for bigger home renovated in and out, my realtor has confirmed the comps also we did the initial walkthrough and might be able to get it for cheaper for the condition.

Going forward, and while it may not make a difference, when I get a new tenant I'm going to stress the SD language in the lease and have them initial by it.

In the short term, yes the management fees and cap ex in alot of the initial parts of the investment will be eaten away but if you're in it for the medium to long term you will be fine. 

The period that the property was being rehabbed and fixed up initially does not qualify as rental period.

Property management companies are asking extra charge for initial setup2.

PMs are not created equal and can pass/fail an initial sniff test by reviewing their website/social media platforms and the initial contact.Best of luck in your search for a new PM.

So, my agent should have crossed out my counter offer price and written the original price again, then had them initial it?

I have a funding source  that will  lend  as much money  as necessary  for my initial down payments.