The Special Stips section is at the bottom of page 6 on the standard Georgia Purchase & Sale Agreement (GAR Form).As for contingency, if you ask for a due diligence period, this time can be used to do all your due diligence, including inspections, getting financing in order, finding an end-buyer (if you're wholesaling), etc.

It's hard to say without knowing the rest of your financials, but 7.5 with 2 points and change is pretty standard in today's market for an investment property. 

Should I create a separate management company through another LLC and pay it a standard commission, or should I operate it under the existing LLC that owns the units to avoid the complexities of setting up a new LLC structure?

I'm hoping to meet & talk to some other local investors here who have experience in flipping, using the brrrr method, in long term rentals, just real estate investing in general.

Standard 3/2, 1750-2,250 square feet. 

Anyways, I couldn’t choose my own appraiser, I had to use theirs ($900) I was gonna meet the appraiser at the house the day of but his car broke down so I wasn’t able to meet him and he went by the day after while I was tied up.

I prescreen over the phone before we meet and you get to see the home so I weed out a lot of people before we even meet but there have been a few families I really liked and was routing for that did not work out. 

So, if your property meets these expectations then travel medical professionals may be a great guest type.

You'll have to meet those requirements including the proration. 

Also, we explored the option to do a boundary-line adjustment and compensate the neighbor for it, but he has a grandfathered clause in that allows him to build on the lot without meeting the new city requirements.