If it was in decent shape and still had five years of life left in it (assuming normal occupancy, turnover every 12 months) then I would probably charge them 50% replacement cost.

Mortgage inquiries also hit lighter than say automotive shopping inquiries, normally only a 2-7 points max.Cheers!

They mentioned that never paid more than $ 12/13 k.Does anyone have an idea about how much could be a "normal" water bill for a condo?

Normally, yes, you have to honor it as the leases are tied to the property, not the owner.

Is this normal practice? 

Yes we’ve attempted reaching out to the current provider but they don’t return calls or emails..... which seems to be normal in allot of industries currently

On move out anything beyond normal wear and tear you charge for.  

I do these for investors on small balance deals as my normal course of bizz I rarely do a loan OVER 100k..

I understand that a lender won't normally do 100% of the purchase price, I know some do though, but I was wondering if I should use a lender for the 75% and try to get hard/private money to fund the down payment.

Betting on an increasing market to make it work is just gambling.