If it's still 10k below your max for the deal to work out, I would go ahead with the 25% repairs.

If that doesn't work out look into private money and hard money. 

Your broker might not be happy that you are choosing an alternative route, but at the cost savings of your current volume and the state of the South Jersey market it could be worth putting up on Zillow as a FSBO for a week long period and if it doesn't work out, list it.Best of luck.

I don't know if using most of the equity in your personal residence during these times, but it is still a viable option if PML and HML don't work out in your favor.

As long as you are underwriting conservatively and not forcing deals to work out on paper you should be okay. 

What type of referral agreement could I work out with a brokerage/agent where I'm acting on behalf of 1-2 buyers on internally sourced properties but there's whole or split commission available?

It just so happens that the numbers work out that way. 

If you have your procedures and tools for advertising, screening, and leasing in place, go for it and I think it does usually work out better if you place your own tenants.If you will be working with a PM, I encourage you to reach out to them and ask what their process will be for onboarding this existing tenant.

That being said I would recommend giving them a call and seeing what you can work out.

Through these challenging times, families have found their home becoming their office, their children’s classroom, their workout facility, and their family’s safe haven.