And just as important, I keep that checklist on file with a specific, objective reason why I didn't rent to them.

Your an investor, one of your main objectives to "buy right".

Using 50% on the property shows it to be a money pit and you move on.So you use the 'rule' to see if it might meet your investment objectives (however you want to measure them). 

Outside of school I spend my free time helping young sales students at my college increase their professionalism and sales skills as a part of a student organization I am on the board of. 

Move forward on new contract, sell old house for a tax free profit of $100k-$140k.Anyone care to share an objective opinion on what to do?

At the end of the day - I need to look at it objectively.

I have a Ford E350 van with tools organized into tool boxes by trade or type of repair.

You go to the secretary of state website find the "articles of organization" fill them out and mail them in with $125.

I would premise that conversation with the seller similar to this: "Assuming you have no formal written agreement with this agent, may I suggest we meet, speak about terms together and at that point, if you feel it necessary to bring your agent into the conversation after that, I certainly would not object.

I would follow the suggestions you received and make the exterior appeal a primary objective to overcome.