And the brand? 

For example, CAPEX should be budgeted much differently on a new construction vs. a much older, non/renovated property. 

Is that 5k left to pay on top of their deposit amount?

As a seller I would counter your “certain to close argument” with “great, I want a $20k, or higher non-refundable earnest deposit.”

Sense check on the rents of my units: 5 BR 3 bath coach house with 1 parking spot ($2,500), 5 BR 2 bath duplex down ($2,450), 3 BR + den 1 bath unit with brand new kitchen, plus parking spot ($1,450).

I am brand new here and truly to real estate investing. 

I buy properties in AS IS condition and  mostly in New Jersey area but I want to venture on other areas and help homeowners that are facing foreclosure.

It's easy enough for me to use myself and has a lot of other features that help me manage my rental portfolio and take more of the day-to-day management in house, like vetting tenants, collecting security deposits and rents and its other banking features.

The GC fixed the problem and let everything dry out for a week before putting the new ceiling on.

Has a brand new roof and all the mechanicals are updated.