Office space and housing  rents are increasing.

Your incentive for the deal is the value-add perspective (raising rents to market and Rehab to increase appraised value).  

They are also in higher rent areas, and very close to downtown - long story short, I feel confident about these properties renting easily and cash flowing well.My question is: how do you feel about the Royal Oak market in general?

If you haven't already, take a listen to the BP podcast - it was a huge part of my education as I started in REI and will give you so much confidence to tackle this new venture.

There really is not that much cost increase with that little of a jump in number of units. 

To save $1080, your tax burden increases plus you'll get to take less depreciation while you own it.I've had great results not getting a buyers agent at all.

Since this is my first property, I would feel more confident with a good agent. 

I am in full agreement that a positive cash flow is a very important goal, due to the fact it insulates you from gambling on appreciation, equity, and rent increases. 

My question is, if I were to buy a property for 70k with an fha loan ( 2.45k down) spend about 10k in repairs, increase its value to 100,000 would I be able to refinance out of the fha loan to a conventional loan without having to live in it for a year?

For me all this money is being spent on essential repairs; not one penny will increase your rent.