I wouldn't have any problems paying an agent under terms like this for their service(s). 

@Matt Powers  Have you done any training, schooling in real estate investing? 

With  one property, a hotel that doubled as a homeless shelter one neighborhood over shut down and has caused problems for the surrounding areas.

Newbies always want someone to cover their mistakes when things don't go as planned.What have you done to solve YOUR problem?

Homeless Problems etc....

Sometimes you get lucky.You could even bring up the subject of seller financing (search online for ideas of how to structure a seller financed offer), and make sure a competent real estate attorney helps write the offer documents (if it gets that far). 

You can test this, by asking some to SHOW you how they calculate ROI, Cap Rates, Cash-on-Cash, etc., for their clients.Many will say, "that's the investor's problem".They are correct because an investor should NOT rely anyone else to run their numbers.So, then what exactly makes them investor-friendly?

IF it is a real problem, then yes, fix it.I would build a fir-in wall out of 2x2s and insulate it heavily (Rockwool comes to mind https://www.rockwool.com/north-america/) There is also drywall that is made for this.

I don't do this for a living and have no real world experience, but at 40% down, even with a 7% int rate, that seems like a high monthly payment.

My credit should be the highest allowable also and I shouldn't have problems with approval.Ok, i shopped about 80 lenders (based on Fridays rates, market is closed so no live pricing)Conventional Full Doc loan you would be at 7.875% if you put 20% down (you said what the house was worth, but not your purchase price).