I'd ask her to set you up with email notifications for properties that just come on market that fit your investing criteria (condos, multi-family, REOs, 3+ bedroom houses, 2+ bathroom houses, ect).  

I also interviewed several brokers how posted ads on Craigslist not to see if I was a fit for them but if their brokerage met my needs and goals. 

From your own words, it seems that you have been searching far and wide and this is the first property that you have found that fits your expectations and formula.  

My goal is to be honest and trustworthy, provide the customer with quality customer service, while helping them get into the vehicle that fits their lifestyle and needs.  

(a) The landlord shall: (1) Comply with requirements of applicable building and housing codes materially affecting health and safety; (2) Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition - See more at: https://www.tn.gov/lawsandpolicies/article/66-28-3...

Work even if doesn't fit your 'style'.  

The homeowners literally abandoned the home and left so many things from the couch, pots & pans, canned foods, clothing, and a litterbox full of poop.  

Also, what are the pros and cons of getting an option on a property then selling the option if the investment is a better fit for someone else versus getting signing a Purchase Agreement (TREC 1-4) and assigning it?

The building is close to the local court house and would be a natural fit for the attorneys who work there.5.

I know that there isn't a one size fits all model, but efficiency to me is always the most important; measured by how much money does my $1 dollar generate - i.e. % ROI.