For MF 5+ unit, and more specifically 20-100 units, what % are you offering/providing for earnest money deposit?

I think what you describe matches my expectation. 

Would you recommend any areas I should look into to match my criteria?

If you don't follow it or return the vehicle in poor condition that is what the security deposit or credit card for incidentals are for. 

1) I would ask for a rental ledger and proof of payment (i.e. deposit slips or a bank statement) at least.

Am i able to use the equity of my parents house if they do a cash out refi and deposit the funds into a joint checkings account with both our names on it? 

We will also need you to provide a forwarding address for the refund of any deposit.

Yes, wood siding is more subject to moisture damage and rot, but you can pretty easily cut out a section yourself and (hopefully) replace it with an exact match.

BUT, there are ways to do a garage conversion right, raise the floor to match, make sure the ceiling matches or does not look awkward.

Also of importance is that the seller passed on the security deposits of current tenants to me at closing.I know that in Florida once a contract is executed any damages that occur to the property before closing are the responsibility of the buyer and this is why we buy insurance during this period.