The language you show above is dangerous because you in fact are NOT acting in the best interest of the seller. 

An alternative is to get them to agree to mediation / arbitration but it sounds like she just doesn't want to sell anymore.The language in the paragraph you copied basically makes repair of any 'violations' a condition of the sale and contemplates three options; 1) The seller repairs violations2) The contract is canceled with refund of deposit and specific expenses3) Contract if fulfilled with a $500 abatement in price for non-repaired violations (I assume you sent the requisite notice for this option)From what little I know, specific performance is difficult to win.

If so what kind of language is appropriate for this situation.

When we pressed about what was so alarming, we were told our agreement mandated that the seller leave all plants, shrubs, trees, and landscaping in place, which apparently was ridiculous to that particular agent....even though this is boilerplate language and unless otherwise agreed, landscaping always is included.

Since you don't know the initial steps, you won't likely know what a good deal looks like, how to maximize your monetization of that deal, how to properly draft a contract with favorable language, how to exit the proper and a dozen other things an investor must know how to do in order to successfully acquire and sell a property. 

So about a month ago, we sent notices to renew our tenants leases, we received a reply from one of our tenants(married couple, great quiet tenants, always pay on time), she said that her and her husband were struggling in their marriage and were thinking about splitting in August, so wanted to know is they could do a shortened lease and if she could find roommates afterwards cause she wanted to stay either way.Anyway I gave her the Five Love Languages audiobook(my favorite relationship book) and she said she would give it a listen.

I'm relatively new to the real estate game I want to know how do you get a deal under contract do you jus go up to the seller and say I want to buy your home let's put it under contract how does it work and what is the language involved in "putting a deal under contract" what is the first step?

The inquiries you find irritating likely assume, "Hey - we're in the same business, speak the same language ... we're colleagues!"

The state investigator stated the "VICTIMS are often the elderly and people with a poor grasp of the english language". 

The SPD is required to be written in a language or format that is easily understood by participants.