It will all be uncomfortable at first but as you go you will get the hang of the business.

The Net Sale Price is computed by taking your Gross Sale Price and subtracting your routine selling expenses like broker's commission, escrow fee or closing attorney fee, title insurance charges, recording fees, documentary transfer tax, exchange fee, etc.  

She would take her Gross Sale Price of $190,000 and subtract her "routine selling expenses" (not all closing costs) such as real estate agent's commission, documentary transfer tax, recording fees, escrow fees, title insurance charges, exchange fees, etc., but not any lender related pay-off expenses or operating expenses such as prorated property taxes, prorated rents, HOA fees, etc., which would give her the Net Sale Price. 

Also, I've noticed there are many bank sites out there that list their REO's.... are there any good (free or pay) sites out there that routinely aggregate this data?

My company's tenants are routinely stereotyped.

Often the percentage will lower if you have multiple properties, so ask them if that's the case if you are thinking of doing more investing in this area- Maintenance costs | ask for an hourly rate for general maintenance, any routine maintenance that you should be aware of, and if they have an in-house maintenance team or if they use third party maintenance.

This may be uncomfortable at first but it will be worth it if you make even a single connection! 

I have several properties that need routine maintenance, so looking to work with a company/someone that would be professional, quick, and interested in giving a discount for multiple properties.

In fact, not listing at market value could subject the bank to a level of uncomfortable scrutiny in an area that may allow deficiencies suits.

If someone is uncomfortable with you being licensed, I'd be a bit concerned about their intentions.Now, the one place having your license may impact you is in your marketing.