As a option, instead of a commission structure, you can put them on a bonus plan and provide payouts based on a set of criteria. 

I would be more comfortable paying for certain things getting done.

What is the average/normal financial incentive given to realtors that provide you leads of distressed sellers that are willing to sell RE at a discount?

@Carlyle Campbell, did the seller provide a seller's disclosure document?

If anyone from New York or Florida that regularly does real estate transactions between the two states could provide feedback, that would be appreciated.

The way most people do subject to deals is by setting up a system of checks and balances providing some protection for both buyer and seller, and trying to avoid alerting the lender that a deed transfer has taken place.

I am sure boots on the ground, you have more sense of the reality than what these websites say so thank you for providing context.

@Jason Crain I was actually not that comfortable with a sign in the yard....I was afraid it would attract vandals/burglars.

It provided only 1 comparable sale that is 3 miles away. 

He doesn't seem to want to help in that department and instead provides buffered repairs numbers that are based on nothing.I will say, I do have a great PM that is always there come inspection and tells me the hard truth, but I don't want to continue wasting his time on duds.