Additionally, you will have seasoning period before you can refinance again, so can slow down the process.

In that 10 day period time she did not return and I was not contacted.

For a conventional loan, the bank wants to see a 90 day period of regular payments before you are eligible for another loan.For an investor that has exited forbearance, is this rule similar to commercial loan requirements?

It seems fairer to the applicants in that they pay a $30 fee for the month and it will cover all applications through Zillow for that period, and I charge no application fee.

If a place looks like something that I can handle from pictures alone do I need to ask for disclosures first or can I do that in the contingency period?

Even if you're out of contingency periods, which it sounds like you're not, most sellers just release EMD in this market.

Every property we have purchased (including the worse timed properties) has appreciated over $1900/month over the hold period (purchased 1992 for $167K, worth ~$820K today, (800-167)/(28*12) >$1.9k/month). 

If you get all three, he either just moved into your area,or just hit a slow period and his bank account is low!

These (and most commercial) loans have pre-payment penalty periods, this one is 5 yrs with a sliding scale down penalties.   

Periodically I send funds back to the Custodian account(s) as it makes sense or as needed.