My Petworth rowhouse has one, and it's not at all unusual. 

(Which is not unusual, so don't feel bad.)The Solo 401(k) has very powerful contribution capacity for either tax-deferred or Roth tax treatment.  

The Salem STR regs are more lax than Bend or the coast. 

I know those places are expensive but through searching online, I heard Bend is reasonably price arranged and this is the one of the cities last five years people are moving in.

Your situation isn't that complicated or unusual for a CPA with a solid background in Real Estate.  

Very unusual, most lenders will have the documents drafted and send to you 

Even though carpets are professionally steam cleaned between tenants it is not unusual for someone who does not have a pet to walk in and comment about a pet odor (and this does not have to be from animal "accidents"; but simply from a pet living in the area.)Ironically I do animal rescue myself (cats and dogs) so no carpet in my house! 

What other things could I try to make the Bank bend on their price?

If the bathroom being in a basement is unusual for this neighborhood, then the rehab costs will likely go up in order to finish the basement.

And there tend to be more unusual expenses with these types of properties like high flood insurance, higher homeowners, high regime/HOA dues if in a development, etc.