I tried to get more information from them and they told me that they typically have evidence that the accounting is approved prior to closing. 

Zillow is typically not accurate..  

Essentially, $60K ARV less the $5K for repairs would put it at a value of $55K or so.Assuming you offer $50K for the property, he wouldn't be able to pay off his debt and walk away with money.You can't lease if he has a big payment due that he can't accommodate.he's in a tough spot.So, $51 is his total payoff amount.

This is fairly typical and at 50% LTV you should not have any covenant violations. 

@Laila Ea Looks like several of your expenses are under-estimated, vacancy should be about 8% to give you 1 month of rent saved up each year, CapX of 5% seems low, typically that would be around 10%, and management of 4% is definitely low, usually companies charge you around 10%.

I think the place I'm at right now was typically at around 40% refinances, as of like a year ago.  

Credit unions typically have better deals.

Find out what is typically expected.

No....you typically sign a document at closing that says if any mistakes were made, that you will participate in the rectifying of that mistake. 

@Ayala Shoshan  If you use a knowledgeable agent and wind up buying through them, they'll typically get a commission that's paid by the Seller and you get the benefit of learning from their experience.