Hi Ashton,At a minimum, you need your agent to go look at the triplex for you take photos and answer all the questions you have. 

Also when I looked at the photos of the place and read the agent comments the $7K in rehab number seems low too, it looks like the family room or living room is missing flooring and the kitchen and one bath could use some love.Overall your analysis seemed very close to me but would love to here other member's opinions!

Have you ever browsed property listings and noticed the properties that skip exterior photos and highlight the interior instead? 

@Andrew Boettcher I wish I could post a photo.

Get photos at the end as well to make sure work has in fact been done. 

Worked hard, pride of work (sent me photos of his tasks not to inform me of the progress but because he was proud of the job), great attention to detail, could research what he did not know (smart). 

I'll stop by and take photos of the house.

Potential rent: I found a 2/1 nearby for $800 of a nearby apartment, and there are air ducts in the photos. 

You can pay for some on BP or you can talk to a local property manager and have them write you up a rental agreement for a nominal fee.

Can you provide photos and references?