Ask for a copy of the rental agreement that they may have. 

You will get copies of past due bills and are notified of pending shut off dates. 

A triplex sold down the street for $285,000 and a duplex a block away is pending sale at $229,000, and researching what the rents are, both came in around 1% of the sale price.

And I notice that comps in that area are listed sold at around the same amount.

An investor is risking a lot of money and the only pay day comes at the very end once sold (in the flip model).That said, I do agree that a strong relationship with trust is essential to both successes.

I just sold my SFR portfolio, but had held properties in the areas you are interested in...Katy/Cypress. 

I sold it and bought at a slightly lower price and rent price.

[Anyone can use an amortization website (eg. usmortgagecalculator dot org) to work out acceptable terms].I agree with those suggesting don't offer asking price, but you maybe ok to offer a bit over your provable sold comps (before or instead of bothering with independent appraisals)?

Do I request a copy of a lease?

Yet this year my lease to own investor (that I sold it to 12 years ago) will have paid it off $38,000 @13% & NNN.