@Steve I'll be downsizing from a 2000 sq foot house to maybe a 1500 sq ft older house with 3 bed 2 bath so not a huge cut.

Also have issue where theres some damage to outside...screens torn out, cut a hole in garage to put a wood burning stove(also against lease) SO last week I sent them a notice via usps(not certified, priority with tracking) scheduling inpsection today at 10am(plenty of notice) also sent copy via email yesterday and text yesterday all before 24 hours.

Timeline fast as possible without cutting corners depends on how organized you plan you're flip from the beginning. 

Of course purchasing cash you can go ex wind and cut that in half or more. 

If you do not have the deal secured you are going to learn very fast that most investors are not honest and will try to go straight to your seller.Once you find the buyer, they see the property and agree they want to buy it.

I cut out a lot of monthly debt getting it down to the family vehicle loan and my house.

The commission goes to the brokerage who then gives them their cut.

This time around, I can't find a clear-cut choice to select when describing the rental property I no longer live in. 

Sometimes one neighbor will cut down another neighbor's trees without permission and it gets expensive to remedy, since the cost to purchase and install similar tree can be really high.

Are you looking for a place for you, or are you looking for a straight rental?