I have a real estate agent sending me properties that she already has under contract and she doesn't have any buyers, she is also charging a non refundable $5000 like New Western but she doesn't work for them or any other wholesaling agency that are like them, she works for a brokerage. my question is should I try to joint venture with her?

If you have a buyer come along who has signed an agency agreement they probably expect you to pay the buyer side of the commission, so it's not likely you'll pay 0% commission anyway.From what Nick said, my guess is that's you'd be far better off just using a traditional MLS sale through an agent.  

Maybe you can file a complaint with the State against this agency.  

We closed with title agency and got title insurance.

We closed with title agency and got title insurance.

I was contacted by a representative from a rehab agency for recovering,non-violent, drug/alcohol abusers.

Does anyone know of any insurance agencies that insure a home for my current situation?

Maybe some sort of central state agency?

Has anyone used or had a claim with REAL PROTECT insurance agency?

Their website isn't the best with regards to information so you'd probably need to go visit them or poke around the SJREIA group with @Tom Dagney for the folks that have experience doing this.2) All agencies do a study of what the average cost of living is and what the average rents are fora  particular market.