For example, the duplex that I am strongly considering buying from a co-worker can be purchased for 45k.

For example, if your deal is good enough to visit it is probably good enough to absorb the costs of a few visits regardless of whether or not you could expense it, otherwise your entire deal is pretty vulnerable to even the slightest of variances.

Even areas I likely won't work in anytime soon (large commercial developments, for example) still spike my interest. 

If you are still in the service you can use your VA loan to buy a duplex for example. 

Having only done 2 transactions last year, I am a good example of 'basic' as it gets when it comes to fees.

Modern day HML's who work with real estate investors assess a property based on it's ARV, which allows borrowers to get capital for the entire project.For example, if someone is purchasing a property for $100K, renovating it for $50K and expected ARV (After Repair Value) is $200K, then a lender may approve a loan for $150K.

But there are some third party water suppliers (AQUA and PA American Water for example), and if tenant has the water bill in tenant's name with these suppliers then there will not be a lien for unpaid water bills.Some landlords use different approaches when unpaid water bills can become a lien.

That's why I invest in real estate and not cars for example.

For example, if the accepted contract turns into a fix and flip, the agents earns the buyers commission, a 2-5k kicker for taking pictures through the rehab, and has the relist.

Say for example, you gave 30 day notice on January 31st.