. $4000 total monthly payment (incl insurance, util etc) after adding in a few extra bucks on top.

Seasoned sponsors are more likely to have funds and this is generally a signal that their capital formation process has matured to the top of the heap. 

I live in the Bucks County area of Pennsylvania any advice is appreciated

A tax cpa can be worth their weight in gold, and saving a few bucks to use turbotax can be dangerous. 

Mature walnut and oak would be worth much more than cedar or pine.

In my area an attorney is standard and I gave him the purchase agreement along with the buyers contact info and within a couple weeks and for a couple hundred bucks I had a properly filed and executed contract.

Now it is a variable rate....and it will have a "maturity" date of about 10 years.   

Wait until you have business maturity.

I think flooring and paint get the most bang for your buck and could help get you more modern.  

My realtor said he can probably get a copy of the other inspection if I wanted to save a few hundred bucks, i can use his.