It was a difficult decision, every team I met had some unique things I liked.  

I don't believe your comment on Redfin is accurate as I just closed my second transaction with the very same Redfin agent who was paid via commission for bringing the buyer and she personally told me she gets leads from Redfin but only because she is a top producer in the company and they have employee "assistants" who take buyers to open houses and other small task items.I do agree 2000% on your second comment, a new agent needs a ton of guidance through the murky waters of agency!

I feel like this is a really unique situation as I have researched online and haven't been able to find any relevant information.

After I did the 1st task, they sent me a bank form.

Not a complicated task but still multiple steps to insure its done right.

As far as ARV... that one was super hard to figure as it is in a unique area of town with lots of new condo construction, two bed one bath condos even the ones that aren't new construction sell all day for $225-$250k.  

I understand every situation is unique but basically the six month reserves on a primary residence “requirement” is a bunch of junk considering my credit score is strong?

If you’ve never heard of Parkinson’s Law, it’s the idea that the amount of time it takes you to complete a task expands to meet the amount of time available.

Also figured I would cover that I have no interest in marriage or children as of now.I am in a unique situation where I have my tuition covered with a trust fund of sorts and will have roughly 30k remaining after I finish school.

I am looking into a duplex which has a house size of 2,400 SQFT, sits on 5,662 SQFT lot and offers a unique value on a double corner level lot size approximate 55,100 and has no easement.