While people will share a bathroom in say a 2/1 it is likely a harder sell in a 5/2 and the price you command is less. 

If a dishwasher is 15 years old and the tenant destroys it, you can't really charge them much because the appliance is beyond the life expectancy.To learn how to determine charges for cleaning and repairs, you can read my book in my signature, Brandon Turner's Managing Rental Properties, or NOLO's Every Landlord's Legal Guide.

I am a landlord with 1 rental property in Philadelphia, 1 in Washington DC, 1 in Florida, 1 in Ohio and 2 in California[Discuss how the properties are titled.

Make sure it's a property you truly believe in. 

for double closing you would need your funds to buy then sell it to end buyer at premium. there are transactional funding companies that can lend the cash for a fee.

If it could rent for $2,000/month why is she selling?

If someone is selling you a list, they are selling it to more than just you.

They would either be capital improvements or costs of selling, most likely. 

He has opened his doors up to us before to his personal house and cares about people actually making it.I got my first BRRRR property completed last year as a direct result of me being in the Academy.

Find a better property manager.