Look at their judgement and it outlines their costs.         

In my experience construction contracts do several things in summary: list the players (client, contractor, design professional), outline the scope of the work and the costs (whether they be fixed or variable), how the project will be carried out, and what to do if things go wrong.  

If we do not send a letter outlining the disposition of the security deposit within the allotted time frame we can be penalized. 

An agent that basically follows what I outline here.

It may be an addendum, but it will be outlined with deadline dates and the right to conduct one.Other common contingencies that are pre-printed are the contingency to first sell your home (if needed) and financing - how much down - at what rate and term.    

The run also must not be too long; our code says no more than 25 feet.Here's some specifics from the International Association of Certified Home Inspectors:The recommendations outlined below reflect International Residential Code (IRC) SECTION M1502 CLOTHES DRYER EXHAUST guidelines:M1502.5 Duct construction.Exhaust ducts shall be constructed of minimum 0.016-inch-thick (0.4 mm) rigid metal ducts, having smooth interior surfaces, with joints running in the direction of air flow.

Also, if you plan to self-manage, that would also improve the deal's viability as outlined by Aaron above.

In my state, they require a disclosure to be signed outlining the difference, so make sure you explain and get it in writing that both parties are okay with this.  

A lease is not a requirement for tenancy, it only outlines the terms of the tenancy.As for the pests, did she give you notice that she was moving at any point?

@Andrew Carpenter Your approach is good however, you will run into some walls given the information you outlined above if you are not connected to the right lender.