In my experience, my investors who expect to get in/out of the deal quickly don't look at rate as they'll be in a deal for 2-4 months and the benefit of no up front costs saved by paying no points far outweighs the difference in monthly payment from the higher rate. 

It sounded like two separate payments.

They may need to pay their agent out of their own pocket and they may not have the money for that in addition to the down payment (buy-side commish is usually baked into the sales price and paid at closing from funds to the seller, so the buyer can roll it into their loan and finance it rather than paying out of pocket).

Me and my wife have saved a sizeable down payment and have a little money set aside for business emergencies as well.

You could consider offering to have the shower inspected by a licensed professional to provide a written report confirming its safety and functionality to address your tenant's concerns.If your tenant continues to refuse to pay rent, you may have grounds to evict them for non-payment of rent.

I hacked the house a few years ago to help with mortgage payments.

I make a little over 100k a year and have 50k currently ready for a down payment. any insight would be helpful.

Not finding any great deals yet though and the payment and holding fees wouldn't leave me with much cash leftover.

That required $305k total as down payments.

If you're difficult to deal with or require extra handling (i.e. pays each month's rent in 2 or 3 payments) there's a $250 upcharge on what the rent increase would be normally.