This may sound cryptic but do the right thing and the opportunity will present itself.

Assuming the bones are good, I'd probably offer 250k for it as it is, but if the seller would entertain terms, there's another couple choices I was going to present

I feel the listing agent presents my offer in a favorable way as they want the double commission Has worked well so far 

There has to be some type of legal way that you can present yourself as a wholesaler with clarity so that no party is kept in the dark and nobody is trying to second-guess what it is that you want to accomplish. can this be done with different types of documentation or maybe the closing company that you use or anything like that?

You need to inspect their present residence, confirming employment, contacting previous landlords to confirm payment etc. 3rd party does not check for any cash for keys bribes previous landlords may have paid or records of late payments, upkeep of their present residence or pets.To screen properly you must do a portion of it yourself. 3rd party should only be to gather credit report, known evictions and criminal.

We've been presented two scenarios: 95% of purchase + repairs at a whopping 5% (and refi later, as rates continue to rise) OR one loan for purchase and they'd also give us a rehab loan.

Is current savings as valuable as long term tax benefits for equal amount of saving at present time? 

Where do I go to find the units, how do I present the opportunity to my investors with funding so I have my name on it as well and get a share, and what should I know before going to my investors before the deal so I can feel confident in telling them how it will work. 

Not to my knowledge, but this is a question better addressed by some of the {few} Canadian wholesalers present here.

This is how I believe all investor agents should be presenting their services.