If I was making a normal offer I would be subtracting the cost of repairs from that # which I imagine is at least 10k if not more. 

How does that normally work?  

Agent is normally a sales person, and a broker is an additional amount of schooling that is more management or experienced.

One tip that I picked up here is while you are starting out and saving money for your investments, start driving / visiting areas you would like to invest in so you get a feel for prices, rents , house conditions etc, and visit and look at lots of homes and open houses so your eye get used to looking at repairs / upgrades that are normal in a particular market.

They normally cover any potential buyers in contact with the agent or the sellers during the listing period, and extend that part of the contract for an additional 180 days.

If the building has vacant units when we submit an offer, we typically request the Vendor allow us to "assist" with filling it (that way we screen any candidates).We review the Vendors application process and screening practices and often will request to re-screen the tenants - we normally solicit consent while pursuing tenant estoppel certificates.  

Is this normal?

I'd also suggest buy an umbrella insurance that'd cover you for damages beyond what your normal insurance policy could cover.

A broker who does as you described would get a pretty bad rep pretty quickly.If Cam's statement is true she did not make an offer in writing then she can just get her own broker who will right the deal the seller pays the commissions normally. although in ultra hot markets that may not be the case but I suspect things are not that hot in AL  I do a lot of business in AL  and yes there is competition from hedge funds for cash flow homes in some markets but anyone can buy a home especially if its MLS listed its not like this is San Francisco were you get 20 offers on a listing and its an all out bidding war.

Is it a vaulted ceiling, wider hallways than normal, storage space, larger bedrooms, closet, kitchen??