The 5% retention makes no cents...because it doesn't translate into any rational number of dollar$. 

those can translate to building a real estate business.. 

I’m proceeding with the translation despite the seller not fixing anything , awaiting the appraisal.

There is no addendum that is going to allow you to subvert or alter the timelineIn the event that a tenant leaves property when moving out, I hope you provide notice of abandonment with a reasonable timeline for declaring property abandoned. 

What is your "why" and how does that translate into medium and long-term goals?

@Alison Pels With this alteration, You will be complying with Multiple Dwelling law which introduces requirements for ADA and sprinklers to name a few. 

For example; based on the information provided paying $150K for a SFR-Rental with $1,500 a month rental income translates into overpaying for the property by $24K, and that will adversely affect your after expenses cash-flow and your ability to come out ahead regardless of how you choose to purchase the property.It is important to understand that there is a difference between how the market and banks value real estate and how qualified investors value real estate (commonly referred to as cash-value).

So if you get charged a hypothetical $79 a month per unit, that is almost $500 a month which drastically alters your cashflow numbers. 

But the skills, hard and soft, translate well into real estate.  

Additionally, I've found myself often speaking through a son, daughter, brother, sister, cousin....as translator.