Also, when a car hits them (way more common than you think in the hood) they tend to fall down easily....

I'm using the type to suggest corrective actions first, but sometimes it makes sense to move on.A few notes.Owner can't inspect:  This is a common rule with PM's. 

Either he does not know the IRS rules, or he does and is playing a common Wall Street game of hoping that you don't and will trust his misdirection.  

Maybe it is common. 

@Mark Cios is it pretty common to be able to purchase a 100k property, add 25k in rehab and flip for 200k? 

If you're thinking about considering brokering real estate transactions as a career, it needs to be treated as a career not a side business.There are a ton of niches in real estate and while they may not be common there are real estate brokerages who employ agents full-time with and without commission.The majority of agents though are independent contractors acting as 100% commission sales associates.

The homeowner replies and you go and view the property... you like the property and want to buy.... is it common to get real estate agents involved at this point?

Things will almost always be faster direct to seller (less middlemen) but common decorum is communicate through the agent.

Is pet rent common in your area? 

Are bidding fees common with for new builds?