Also, if I was to get a real estate agent to represent me wouldn’t I need a proof of funds letter?

But her demeanor has not been very kind or helpful to us, it does not feel like she is representing us as her clients. 

Many of these markets are very well represented by sellers & turnkey operators here on BiggerPockets.

Since this person represents one of the larger portfolio loan providers, I'd strongly assume many providers have similar qualifications.

MLS and I represented myself as an agent.

There are agents/brokers who focus on doing these distressed sales (because you really need a team to keep up with the required paperwork and overhead), but they aren’t necessarily going to spend much time representing you.

Here I see that you only have $1.5k in rent (which is the other unit only I assume) for a $237k purchase which is low, especially given than you have high operating expenses ($2.0k which represents expenses of all units?)

Realted to what you're saying @Nina Hayden:The much hyped new BP Insights analysis dinged Plano, and TX in general for worst performing rent growth."...Florida dominated the top performers, Texas represents 40% of the most troubled markets from a rent price perspective."

If you go online you can Google the forms needed to execute the contract - while you're representing yourself you should at min. have an attorney review the contract to make sure someone is looking out for your interest.

Using a Buyer's agent (to represent yourself) in a transaction like that could be very important for you and in case you have not bought real estate before, the Seller pays for the Buyer's agent fee.