Usually i'd say stick to the lease, be consistent, and be firm.

I am still a bit of a newbie investor but do feel like I can add value to a project through being a licensed realtor, current business ownership experience (5 years owning an insurance brokerage), and having some capital to invest.

This is area specific, but for me it is attorney fees, transfer tax, tax adjustments (county, school and village) title fee and title insurance on the buy side.On the close side it is attorney, transfer tax, tax adjustments, and realtor fees.My latest house ($120k purchase) cost about $8500 to buy and will cost around $11-12k to sell.

Taxes/Insurance are $252/mo. 

A contractor is a licensed and insured business , they provide you with a written estimate and scope of work .  

Is there resource the owners or I could use for repairs like insurance?

If an agent puts out tons of really low ball offers that are not even in the realm of possibility then they will likely get blacklisted by other brokerage firms in the future as working with flakes for buyers.I had a guy the other day in California with 25 million cash.

House got flooded, can’t afford the patience or repairs to resale even after insurance. 

I file an unlawful detainer through my attorney to which the tenants have 5 days to respond.Day 69: Tenants hired one of the eviction defense firms in LA and filed a response.

You also won't have your home owners insurance coverage in place to cover your risk.