You need to learn how to listen for DMF, build rapport, overcome objections, and how to effectively take notes.Also, you should be communicating to everyone in your life your intentions.

Should I stick with the guy I trust, or get a foreclosure specialist?

Before I make a decision on proceeding or not with the home, I would like a Mold Specialist to come with me next week to evaluate the severity of the mold, how it can be fixed and what the approximate cost would be.

I most relate to @Joel Owens answer, and I'd add these points: What are your objectives?

The one and only objection to Rotweillers, pit bulls or any other "dangerous breed" is potential insurance ramifications.ive had dogs of both breeds as have many of my friends and family and as long as they arent raised to be mean i see them as fantastic dogs.

If your really want to help an owner avoid foreclosure, get a HUD foreclosure specialist involved and step aside.

Is this a retail or office specialist tenant leasing broker?

I'm sure every town is different, but I am trying to see what type of objections I would get and what the likely hood of actually being able to get a variance would be. 

I meet with a 1031 specialist and he said they won't let me do that since the timeline is 9 months

Take photos, get objective costs of replacement/correction.