That payment would be ~$1305 and I'd shave a year off my 1st and actually pay back the 2nd instead of int only (plus the occasional principal payment).

Occasionally with hard money lenders.

A good Realtor will also be able to occasionally send you deal opportunities, but keep in mind this is not their primary role. 

Catering is good, but at least occasionally they should pop their heads in the doors and talk to agents.

If an investor is not an agent themselves they expect an agent to do at least basic investment analysis or to bring the occasional off market property or pocket listing

It probably does occasionally, but people need to realize there is less than 10% of the foreclosures there were at one point, with more buyers, agents, flippers and wholesalers pursuing them than ever before. 

I'd disagree, I've been to the CCIM occasionally, they are not the highest earners as brokers. 

Auburn has less options but they do pop up occasionally.

We agreed that occasional guests visits for a few days are fine without paying extra, but if any visits for a longer period of time like weeks and months that she should let us know in advance and we can divide the electricity bill accordingly.

I think it would be pretty hard to find a GC who is financially equipped to front an entire job before payment although I know my husband does do that on smaller projects occasionally.