The purchase is contingent on a home inspection. 

Let the tenant know that if the property goes under contract before their move-out date, you'll offer them an incentive (maybe $250), to be paid out only after they've vacated the premises, delivered the keys, and submitted the Move-Out Inspection Form.

I know the steps, like making sure I get the agent to add certain contingency to cover myself, add an inspection period, making sure it goes through my preferred wholesaling friendly closing company, etc.

Ive got a 30 day inspection period. 

Low range homes often take more work because they tend to be in worse condition and require more inspection visits and tougher negotiations.The difference is she'll earn $1,350 vs $15,000. 

I have had an inspection completed, but before I ask for repairs I want to discuss the furnishings that the selling is willing to convey.

The pre-purchase inspection listed a number of recommended repairs.

Inspection, legal fees, title fees, etc. are added to basis and depreciated with the property.

We are out about $2k at this point with 2 appraisals, inspection, termite report, survey etc.

Hey @Nathan James I have used Quality Home Inspections & Precision Home Inspections.