Not only do we have normal migration from retirees but now we have jobs moving here as well.

Your farm idea is cool but again there are normally ordinances around farm animals.

May vary .5% here or there but 3% seems to be fairly normal.  

., I was thinking while I was typing that there might be some places (outside of where I normally operate) that might do it differently. 

It would normally read:2. not caused by...I don't know your legal system very well but I believe the PM can still be held liable, regardless of what you've agreed to in the contract.

Either way, there should be good opportunities when things settle out to a new normal.

Normally I see them go to see their business and dreams die there.   

So if your adding a bunch of BS fees to a normal priced place you then are over priced compared to the competition that may or may not be self managed.

Is it normal for a partnership to form between a house-flipper (someone who finds deals, buys property, restores the property, and sells) and an investor (brings in the needed capital to buy property)?

I think what you're experiencing is totally normal for someone who knows what they're looking for.