Adding even more points and costs for extensions makes the loan cost even more.That alone was enough to keep me away but maybe it could have been just the rep.

If you are a buy and hold type you will find many opportunities available; perform your due diligence as many houses require more construction efforts or cosmetic improvement than others.Hope this helps.  

Personally, I take dated and time stamped photos of our work, require signed contracts and change orders for work to be performed and text or email any important information relevant to the projects completion all in an effort to document just in case.

I know it seems a stretch however it is still America.

I have extensive sales and negotiating skills, a big sphere of influence and a very strong work ethic.

My realtor got an extension for an additional 5 days.I've had serious problems getting contractors to see the place and give me quotes on short notice.  

Would it be an issue if I was self-performing a majority of the work myself?

How bad you get to screw someone has limits.To stay away from such issues, investors need to justify their actions, in valuations and in charges for services performed, justifying fair and equitable dealing.

I have been researching and growing my knowledge in various aspects of real estate for the past 8-10 months, but no cash to perform.

That should get the attention of someone high up to get some heads rolling.if it doesn't I would send another letter so the same higher up stating the actions you will take that will be billed back (plus any administrative surcharge) to the tenant for not performing per the lease.