EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Because it takes repetition for people to remember things and you have to be top-of-mind when they encounter a potential client for you!

There are some reputable lenders that go down to 75k - just know below that 100k loan amount level that rates and cost may seem higher because of servicing and man power inputted into the deal still cost the same for lenders and brokers involved.

Adding another million or two didn't cost that much back then.

Agent can't waive it, they can eat the cost but as an agent I would not. 

What do I do or say when a potential seller lead ask me for proof of funds to put the house under contract?

I ask because it seems like you have two clear choices - Either finish the rehab and sell potentially at a loss, or hold the property while renting it out so you can hopefully benefit from gradual appreciation and using the rent to help make any principle paydowns on any loans you may have. 

If there is a large amount of mold or potentially mold in spots you can't remediate, hire a professional.4.

It is important to understand this and other prohibited transaction rules so you can stay out of trouble with the IRS and avoid costly penalties.

Does maintenance factor in replacement costs of the HVAC, Roof, Glass windows, structural piping, Parking lot repaving, sprinkler systems, etc.