If the pro-forma is substantially off from my underwriting or T12, then I put higher odds that seller will be unreasonable during the negotiation process.

However, since this is a room in my own house AND I have a cat, would that allow me to say an emotional support dog would be an "unreasonable request"?

You are teaching your son to be unreasonably fearful.

I know it may seem silly or unreasonable for a seller to not want to answer basic questions... but this is just sometimes how it is. 

So if his annual heating bill is $2,000(not unreasonable for Michigan, maybe even on the low side) he'd save $320 per year. 

Yeah so basically it is listed at a 7% cap rate which is not an unreasonable list price if cap rates in the area are 8%, especially with the ability to unlock more value in raising the rents.

I think your plan could work if you have a lot of capital and aren't expecting unreasonably high returns, but if that is the case, I would recommend partnering with experienced investors and become a private money lender to them. 

It's a business transaction and you're there to make as much money as you can without being greedy, selfish, or unreasonable.

I provided 100% financial equity, partner is a contractor who was supposed to provide 100% sweat equity.As my partner, is it unreasonable for me to expect to reach him within an hour or so during work hours when the flip is supposed to be his primary priority work wise ATM?

This is an unreasonable request, FCI already provides this information on his lender login, available to him 24/7.