What you provided is standard CYA language that puts the burden of research on the buyer prior to bidding.

Mike were talking about you today, He just got an Email from Ben Frederick saying some of the new inspection standards will likely change.

The Heloc on your primary for expansion is inexpensive and pretty standard fare if you plan to keep the house. 

If i'm looking to get deduction on my 2018 premiums, would i divide by 365 days for the $400 and $500 and figure it out that way?

CA laws state that keys must be returned to the landlord or the landlord can have the locks re-keyed and deduct the expense from the deposit.

Or 4) come up with some creative way to get them cash that I can legally deduct from the business (or rental income, or flip profit, or somewhere!)

Seemed fairly standard.

From what I have researched the new tax rules for high income W2 earners (especially in high tax states such as CA) makes tax deduction on primary residence less relevant.I do not have much experience in RE investing so want to double check with other investors/locals if it makes more sense to buy for primary residence or investment?

The contract/lease can be any standard lease for your state so that it reflects your area's laws, and then you can just add to it as you see fit to reflect things like how utilities are split, parking, etc.

When I can reach the market rental rate, the monthly cash flow will be around $500/mo after all expenses (mortgage, maintenance, taxes, etc) before tax deductions which will leave the bottom line higher by 1-200/mo.