Is this normal?

They mentioned higher than normal rents. 

Many areas the local inventories are still under normal levels.

IE listing broker knows of the other brokers bona fides and knows the broker would not be dealing with a no money flake and assures seller everything will go fine.But right now in OUR market you don't have POF or pre approval and your offers will go nowhere quickly and any agent who does not ask for this up front is really not very swift.If you want the deals in this hot market you need to put your best foot forward is really bottom line.times they be changing until they change once again.

Is it normal for these type of properties to stay on the market that long?

There's really no greater risk of a fire with a normal indoor smoker vs the one with the tenant on oxygen in it.Now if you want to go with a no smoking policy then do it, but I wouldn't justify it (to yourself let alone them) that you're in some way making things safer/better.

Ex. 10% capex on 1600 = $160    or 10% on 400 = $40The house other then roof needs little work on it. renters have been long term to date 3+ years and would like to buy.Also would the seller normally carry insurance or should / would I?

first couple months as an agent are pretty tough & dry, but you'll find your niche and normalize hopefully sooner rather than later.

I've seen crews do 3500 square foot houses and be done in less than a full day.  

Normal brick bungalows in ok areas.