But if you are expecting them to do any of the work for you, i.e. walk properties with you showing you things to lookout for, providing contractor lists, setting a rehab vision unique to that property and market to maximize your ARV... well, I have never seen a guru or course do this.  

That said I would expect to pay a buyers agent 2-3% depending on the price point of the purchase. 

The Zillow and BP seems to be the most accurate based on the data you provided.

But doing $700/month provides a 30-35% annual return on investment (down payment) even with some minor repairs.  

She won't specify what the disability is, though she says she can provide documentation from a medical provider, and it is mental health related.

I have provided a brief summary, for a wider description you can consult google etc.

You might consider setting a reminder to follow up every 30 or 60 days, depending on how fast things move in your market.

It depends on your strategy.

You provided cash flow numbers. 

The title company should only provide the statement to that side of the transaction to the seller, and 2 wholesalers.