Honestly I would just ask him to explain his fee perhaps in the context of last year's much lower charge.

You don't want to waste your time, your realtor's time, the other agent and the seller's time.To be honest, a no money down loan, either from a traditional bank or hard money lender is going to be challenging, if not impossible. 

Unfortunately there are bad wholesalers that give a bad reputation to the honest good ones and I understand why people are skeptical about working with them in general.

You want to be fair and honest, and to make a profit.This is all assuming there's sufficient equity to make a typical wholesale deal work. 

Really nice honest lady and proactive communicator. 

Honestly, if I were in your shoes I'd do a house hack.

A few agent are honest that they would tell their client it is not a good time to buy houses now.

I am talking about good hardworking honest tenants who are the lifeblood of a landlords business..

This often led to conflicts (you can go to youtube or google to see how it goes).So as you already invested and are getting paid (and I really agree in the part you say that is reliable and honest people that live there because they have no option) I would recommend you to be extra careful and keep track of this first investment and the local situation before jumping in other deals.These are just my thoughts and the most important: If I can help you in any way (Legal or non-legal question) just let me know.     

Honestly, if its a real nice place nobody wants a household hogging all the parking spots and the place looking like it has non-stop visitors.