Price is definitely a factor but if you think it's comparable to what's out there, I would try the photo change first.

As you bought it brand new, that is an important factor, but after 10 years, maintenance cost increases so that it is always good reduce the risk.

Preferably with low fees?

Know you could always to a guaranteed payment / consulting fee, but think he prefers having some sort of interest.Any thoughts about what is fair. would be appreciated.  

If you use this type of interm financing that you can go in and out of, without fees or requalification is the least costly way to move forward.

Different agents will work for different fees and I am sure if you offer to pay them more per deal, they will work harder for you. 

As long as you are buying below the median,  you will do well in this business.Rates are a big factor for us as investors but layoffs are THE big one here as it directly effects the consumer's ability to pay their/mortgage. 

With all that said after closing costs, origination / underwriting fees, etc. if seem very difficult to get things moving along.

Like fees.

The cost is very high interest and origination fees.