I had to paint, replace floor, add a kitchen countertop and cupboards...Do all these qualify as bonus depreciation or do I need to put them under standard?

Very few properties work via the standard metrics you read on BP (ie "1% rule").

This is a pretty low standard though, but unfortunately even this isn't always done.There are several other jobs that agents are completing for you to earn their commission, but most of the rest are of an administrative nature.Of course all of this is colored by my experience in my market, which may be different from yours.

I use three attempts as a standard.  

On that same deal above the title company charged 3-4 times the standard rate (thousands of dollars when I’m used to spending hundreds).

In Florida there are only 2 standard contracts - I'm a licensed realtor but I feel it's fairly straightforward for most deals. 

My agent confirmed that they're pretty standard for the area.

The property has appreciated significantly due to sweat equity and standard growth in the neighborhood.My master plan was to continue working my 9 to 5 and saving money for the next deal and continue to build my portfolio.

If the seller is a real estate agent they will most likely not use your contract and will want to use the standard contract for your area.

They said that its not their responsibility and that its located external/outside from the unit not internal.