Once you tell them they have to leave for the refund to be issued they will sometimes back down and decide to stay. 

Investment Info:Single-family residence fix & flip investment.

However I haven't used them yet other than briefly on a flip two years ago.

There are some people "real estate consultants" who will give you detailed reports: if they think this is better for a flip, rental, what rents you could get, recommended repairs (not as detailed as an inspection report). 

I would prioritize the drainage issue above all else, If the garage is still usable for the time being I would leave it be for now and try and do it in between renters, that way you can actually potentially profit from it. 

It seems like there could be a conflict of interest (e.g. the agency's investment arm finds the best deals/properties for themselves and pushes properties onto clients that their investment arm has already passed on).Is this an issue or is there something I'm missing that makes the conflict of interest uncommon?

I "flipped" the house I used to live in (and rent rooms out of), and currently run an Airbnb in my second house. 

It defaults to same day, but I could see how this could cause some issues.

And if the lender foreclosed on the property a few years ago, but still hasn't tried to sell it, then it could be because there's an issue with title, or perhaps there's a legal battle taking place with the previous owner.

Context: My dad has assorted health issues that limit his physical abilities and does not want to fill out forms or devote much time beyond discussing things with a Lead, reading over anything he’s signing, and sending a check.