Do a search of reviews or test each one out yourself to compare how they function.

What specifically do they say is wrong with the windows and doors that cause them to need replaced because this is a large expense and if they are not functional your inspection should show that.  

There are so many good tools and websites out there but as a newbie out of state investor I always find this that or the other functionality lacking in every tool.

However, far to many new to investing get caught up in the need to form a team instead of finding a deal and get the ball rolling Having never been involved in any lawsuits in 30+ years is a function of doing things the right way for the most part.

So, even if your all-in costs exceed 75%, or if your lender fees eat into that equity and you only have 20% equity on the refinance . . . you were able to "purchase" this tenanted, renovated home for 5% down functionally.  

Common requirements are that there home has to have functioning roof and walls, utilities, toilets, etc.  

If they ask, I would let them out of the lease.If you want to give them a bathroom and are prepared to do it now, I would get comps for rentals with 2 bathrooms, and get an addendum signed that once the bathroom is functional the rent would increase to the rents of a 2 bathroom house.   

The variation in price is a function of their business model: where are they securing their inventory and at what cost, what are their labor, marketing, and other business costs, and what profit they desire.To your specific question, "yes," the bank can basically offer whatever number they want.

Recently purchased an old but functional duplex which we will rent to some long term tenants.

I like realist.Deal machine has a lot of youtube videos so you might can check features and functions there.Not sure about the two you mentioned.