These data mining services were mentioned in the CFPB ruling, companies that offer information on foreclosures and/or offer foreclosure services, there are new required disclosures and hoops to jump through.

PS the hard money terms you were offered are nothing great but not all that uncommon with loans under 100k.  

From what I understand the home would be in my name and offer very little assets protection.

If you did not use a cap rate to value the property how did you get your offer price?

Always remember to do the math analysis on the prospective property and try to look at the subject property before you make an offer or at least have a clause that allows you the time (about 15 days) to make a detailed inspection and possibly back out of the deal without a penalty that hurts you.Right after you close get an insurance policy that will protect you if there is a loss.  

They might consider taking out a HELOC loan to make repairs (hurting the equity they want), or floating the price with the realtor only to see it sit on the market for months and getting investor offers which the realtor doesn't want to accept. 

One finally made an offer we grudgingly accepted, and he is refusing to pay the bird dog the $500 and expects us to pay for it.I buy houses and pay the bird dogs $500.

The city has a ton to offer no matter what it is you enjoy. 

Would she take a $45k offer ($35k if you wholesale)?

If you're having issues finding somebody who insures rentals at a reasonable rate, ask your broker for the other options that they offer other than the big name they represent.