They are acting as an agent without the laws, ethics requirements, education, and insurance that are vital IMO.

That's AFTER your plans are approved. i would strongly caution you against adding a habitable living space without pulling the proper permits.

I believe the most important thing is the property management they have in place In house property management is a vital piece to the puzzle, especially an out of state investment!

How much are repairs to make it habitable for rental, or renovation for retail sale. 

Create a form for tenants to fill out giving you some vital information.  

I kept pushing myself and before you know it, its a habit. 

I let them rescind the deal, and went back to my old habit of checking out the sellers completely, financially and character wise.

If you do as they say, not only will it secure your being paid for January and February, it will also help you get the unit habitable again for the sale.Instead of a fixed-term lease, you can go month-to-month if you can't get everything in place in time to end the tenancy by the end of February.

Home inspectors must have terrible sleep habits.

I'm curious because they are new tenants, but I don't want this to start becoming a habit.