I was wondering if anyone here can offer some guidance.

I believe they changed the guidelines years ago on the amount of seller assist you can receive on an FHA loan, so I’d look into that with your mortgage company before making an offer, but definitely use that to your advantage when writing an offer!

As far as office I remain intrigued by it, also at least in our area condos have been brutally hit and I think offer a “deal” without quite the downsides to office, I tend to think office/retail in suburban and even pandemic boom markets (I’ve started investing on the eastern shore of Md and have considered some office deals there) offers the best risk/reward of office because you have a population boom coupled with ultimately still a low supply of office space, where as urban areas have lost population and have a huge glut of supply, I think the ultimate fate of a lot of urban office trends towards zero/land value. 

Her contract says nothing about set up fees or early termination; I gave a generous offer to keep $400 as a design fee, but she sent me (2) $30 deadbolts and said the Technology Fee was non-refundable.There's other, better STR management companies out there.

I do plumbing inspections on the way in, along with full home inspections, and sometimes we do a pre-sale home inspection on the way out before the sale and we offer that as part of the listing package.

My bank doesn't seem to know and they are just offering that I open up a separate account.  

Feel free to reach out to see what we can offer.

You could try talking with a lender that offers DSCR.

I would love to here from anyone who has done something similar to this, especially in the Phoenix Metro area, but even someone who has done this in another state, might be able to offer some insight.

The house will still need to appraise for the amount of the loan if you offer a higher price in exchange for repair money from the seller.