List your track record, Schedule of Real Estate Owned, Reserves, ARV Comps, a general budget, and a decent credit score. 

The listing agent claims she knows nothing about the property and just wants it sold.

Still listed.

In the MLS listing, I initially offered $10k above the asking price due to multiple bids.

For sourcing deals, consider leveraging a mix of strategies including networking with local real estate investors, using online platforms like Bigger-Pockets for community advice, and exploring public records or foreclosure lists for potential off-market properties.

Here's my underwriting standard list for free.

Although we didn’t have a move in move out list at the start of the lease, we have all the communication from the beginning to prove that they reported every issue and we took care of it.

It was a pain in the neck and one of the many reasons I decided to drop my listings from VRBO. 

If I were you, I would reach out to a few and pick the one that best aligns with your goals. 

It’s possible I did a poor job of explaining this, this isn’t really a service for investors per se’ in fact I would probably in an ideal enjoy doing this more for primary home buyers, this to me is an alternative to the 2.5% commission model, you cut out the most time consuming and often in my opinion least valuable part of the job which is showing people around and opening cabinets and seeing if they are soft close or not lol (I presume in this new world there will be more open house, more showings by listing agents, possibly more services that allow buyers to show themselves houses like the Redfin does on some of its listing) because of that plus the guarantee of getting at least something for your time allows you to theoretically charge much less while still providing the important parts of the job, like you should consider this area, let’s go over this home inspection repost, here’s how we should craft an offer etc, even spending time explaining rent vs buy calculation and personal finance etc, plus the being able to be paid regardless of your advice, I’ve had countless clients who has just a myriad of bad ideas I’ve talked out of, but of course you don’t get paid for that in this commission structure.