I know nothing about your market, but using the numbers in your example above, it would not be unreasonable for you to sell the house quickly @ $300,000.

A few hours work could save you a whole lot down the road when you find out that you promised to never sue even if everything goes wrong, or you promised  some unreasonable amount of liquidated damages, or you promised that you would take responsibility if the place burned down before the sale was finalized, or a whole lot of other things that are comfortably tucked into that contract.Remember, there is no such thing as standard or boilerplate language in a real estate contract.

It isn't unreasonable to ask if you expect he will be spending considerable time there.. 

Owners are responsible for following CC&R's (Covenants, Conditions & Restrictions), excepting unreasonable or illegal clauses, which means their tenants must comply with the CC&R's too.

I'm also thinking - since the house is large, on 10 ac - with a guest house - an appraisal = $400k does not seem unreasonable. - but let's say $350k to be safe.Like I said - I've never been good at the financing side - have a good eye and can fix almost anything to high end on a quarter!

Do any of these numbers just seem unreasonable?

If heat were included, would 1050 per unit be unreasonably high?

I don't think it is unreasonable for you to adjust your offer based on the new damages.

Am I being unreasonable in wanting this type of verbiage removed?

The key is negotiating so you're not overpaying and you won't then have to ask an unreasonable price if you decide to wholesale it.