If I was you I'd skip the realtor all together and look for off market properties because if you're looking for investing deals, you'll have to go through a LOT of MLS deals and a lot of offers before you get one accepted.

you need to decide if you are willing to accept this. 

There are no major work currently, but what are the regular maintenance and cost of the well/septic, such as inspection, cleaning, testing, etc?

and what rate is acceptable.

I will accept dogs meeting my criteria (Size, Breed, etc)  - but do not accept Cats.

And, if you cannot come to an acceptable resolution, evict the offending tenant as soon as possible. 

The property is low maintenance, the other tenants are all 5+ years in place, the total rent is 2800 and expenses looks to be under 2000 per month.I basically have an offer accepted and a small down payment where do I go from here?

The only scenario that makes sense is that the wholesaler went to the owner and offered higher than the 6% commission, cash, and the owner accepted and canceled the contract with their agent.

You may be the only offer, which means even a much lower offer than asking might be accepted. 

Will banks accept offers on a property like this or will they keep their list price locked?