I can generally command 150 - 200 dollars premium in rental rates because of the condition of my properties... my tenants refer their friends, co workers and family to me when they are looking for a rental.Is that acceptable?

No knowledgeable investor would accept the property on a (Personal Representative) transfer deed, without title insurance.

They accepted your client’s offer based on the attractive offer of a waived home inspection and waived financing contingency.

Did you close or just accepted an offer?

The attorney (trustee) and an accountant on the seller's (my side) have fees to cover however this home is a short sale and I've never heard of a lender accepting the fees of a trustee and accountant as part of the short sale approval.

You have to be careful, since some buyer's agreements are written as exclusive, so that any property you find - within the covered time period - would pay a commission to the agent, regardless whether that agent assisted with locating the property.

(or vice versa)Perhaps an accepted ratio ?

It I get an acceptable tenant lined up, I make sure they are OK with an uncertain move in date.  

I was hoping to just drop a letter in the mailbox so I'll confirm that's acceptable in Polk county. 

If you could find a partner that would accept around a 10% interest rate on a loan, that would really be the best option, but would really make them more of a private lender than a partner.