Here is the response.That's an estimate and it's definitely high, but it will be more than usual because it's investment so there are additional things that the appraiser has to do.

I ended up paying the HOA fees with the additional costs of the collections company - totalled at $6700 (the fees themselves would have been $4000) A couple of years ago they lease the condo to couple due to the wife's high credit rating.

I found a 2/1 that I would like to renovate and add an addition on it to make it into a duplex.

First, that investor telling you of a minimum IRR doesn't have a clue, IRR is rather irrelevant especially to predict, no one really knows what the IRR will be until the future.If you're going to look at the IRR, that 5K isn't your total investment, it's an additional 5K you put in to restructure your financing. 

Would it be against the law to copy those few lines and add it to ezlandlordforms lease?

Just make sure you screen tenants properly, and they will be a welcome addition to the neighborhood.  

But in addition, if the numbers look good, you need to get this house under contract.

Additionally, you could also choose to keep the house with the option of foreclosing on the property and take full possession.Does that help in any way?  

You have to also account for all the additional repairs and costs that would go into all the units to make it rent ready.

How many additional properties could you have bought if 75% of that money was yours instead of the banks?