I also took to the internet and went to the public sites (Zillow, realtor.com etc..) and couldn’t find a picture of the residents nor a selling price.I also found all of them had limited information on the property and listed it differently, meaning one list the place as a 2/1 1900 sqft, another listed a 3 /2 with 1900 sqft and realtor listed it as a 5 / 3 with 1900 sqft.

My bet is your lender is telling you there is no up-front cost because the expenses will be added to your loan. 

I found a few different templates on the internet but settled on a semi-simplistic one that I think (emphasis on think) I've filled out correctly.

Historically, rent increased an average of 1.3 % per year described in most reports found on the internet.

I'm not your lawyer, so you know, I don't give legal advice, and things I say you should consider stupid internet rumors.The way that statue reads to me is... you can really do whatever you want with it, but if the tenant files a demand for it and you can't product it in the needed time, you'll end up owing them triple the deposit as a penalty, so you should probably make deep considerations on the risk profile, as if you can't produce it quickly, it gets even more expensive, very fast.

I hate to quote other gurus from the internet, but how prepared for doing 50 push ups can you get by reading about doing push ups?

I'll bet though that when you get that person who is removing them you will end up with a contact you end up sharing later. 

Last thing you want is to end up in court disputing something that you heard off of BP or some other internet search. 

Bet she pays her full car payment...elevate your significance in her life.  

I don't think you need terribly wide diversification, but betting the farm on a single transaction is a bit much.