I thought it was incredibly hypocritical when I worked for a bank and got those requests from "risk management".

A lot less market liquidity increases the risk profile for these deals. 

Yes, I’m interested in joining and have a coaching session with potential mentor coming up here soon but I’m a bit hesitant due to the price and promised return of investment.

@John Geldert Thanks for the tips, and the potential leads with a local broker/pm team.  

I plan to refinance this property in a year and a half and turn it into a long-term rental, so I am weighing the short-term benefit advice from this contractor with the risk of getting pegged for doing work without a permit.

I post 2 videos a week for development and look at lots all over and talk about it and post on every platform. it's all I do. sounds like you have a lot going on so I'd decide what you really want and take the risk. 

If they do handle an unrepresented buyer, no other agent involved, the listing agent will likely have the extra charge in their listing agreement already to cover the additional work and risk.

However, this home is located in a market that has enjoyed significant appreciation over the last 20 years and has seen significant investment in recent years to provide strong additional appreciation potential in the future. 

Reviews absolutely matter and how you respond can attract potential guests. 

Since tenant selection is the most time consuming and highest risk activity, that may be a compromise to get you started.