When I hit a point where I was unclear on the best path to take and had a question...he was surprised and thought I was a "seasoned" investor. 

In fact, in a well managed complex, paying that fee can be a  good way to insure against painful capex expense surprises.

Our initial plan and design costs alone are typically $5-10k... plus permits which are typically a couple of thousand, and misc. other startup costs that are state and federally required prior to the point when we can even think about putting the first 2x4 on site (For example, sediment barriers, tree fences, etc.)I'm also a bit surprised at a 10-30% holdback.

Well, @Trevor Rutherford, we have been in retail sales as sole proprietors since 1989, so that kind of behavior is not so surprising as it once was.

I'd be surprised if a commercial lender would give you a loan on a personal residence.

I wouldn't be surprised if you get four or five messages on here by tomorrow morning.

Mine, somewhat to my surprise, does not restrict German Shepherds.  

@Jessie HuffeyNo surprise here but I'm going to agree with @Colin Smith If for nothing else, purely because you're absent from the area (and thus the immediate attention the sale requires), I'd consider listing with an agent.But if you're dead set on doing it yourself, please feel free to reach out and I'll be happy to help where I can.Best of luck!

For my surprise the agent that answer my call told me the property was for sale and open for bids (i don't really know how it works).

The person who showed the property to me and my agent was actually the owner, which surprised me.