The house I am currently rehabbing has a single bathroom on the second floor serving three bedrooms.

Or anything else you'd like to know - I tell my clients "I can tell you what time it is or how the watch is built" ... basically I'll tell you as much or as little as you'd like to learn - and your agent should do the same! 

We served $2 beer.

You have to explain to the architects that this project is to serve as a retirement plan for your mother in law and the main goal is it should bring profit, they may change plans and build very simple

Its not bad, I enjoy serving I just don't want to retire broke, want to somewhat do it the right way..

Water is covered by tenants on a single family. i've never seen a client pay for that so you can probably eliminate that expense.

We are also assuming any junior liens were properly named/served in order for them to be wiped out.

I also accept direct messages.What I am looking for in an Agent Ability to set me up with a daily email alert with new listings to the MLS + price adjustmentsAbility to recommend me contractors(roofers, plumbers, electricians, etc)Ability to provide comps for properties that I am interested in.Knowledge about the areaWhat I will provide to the agent I will not ask you to lowball on a bunch of housesI am okay with you sending the listing agent a informal offer to save time from having to draft a full contractYou will get a client who is an experienced investor.

What I wrote above does not create an attorney/client relationship between us.

Listing agent should do whatever their client (the seller) wants them to do..