In this particular deal, the listing agent is also representing me as the buyer. 

Both agent and father assure me they don't represent those parties.

Sometimes time/role can represent some of the money, like the person signing on the initial loan if there is one, or the refinanced loan like you mentioned below.  2.

did the Sellers represent that all of the systems were fully functional?

This is one of the main things I watch out for when I am representing the seller.

Personally, I believe that most sellers should be represented by a licensed broker so the seller is well-protected against fraud.

When researching probates, I look for PR's (Personal Representatives) that live outside of the decedent's CA property, (WY, N.Y., TX, AL, GA, etc)Perhaps you should consider those PR's that reside outside the state of FL..Just a thought..

From the sounds of things, the sellers 1031 Exchange representative is telling the seller that the 90 day FHA rule does not exist and is pointing the finger at my lender claiming its an in-house underwriting policy, not a federal regulation.

@Ash RussomCan understand contacting the listing agent directly to cut right to the chase but as mentioned above that agent represents the seller solely. 

The thing with fee attorneys, they cannot represent YOU.