Is that seperate or included, and if included how much? 

The 5K was a precaution against any unforeseen expenses before my last walk through and I would definitely make sure if they were necessary before including that in my final offer.

Many here, if not most, are looking for a property going for 70% ARV or cheaper including the cost of repairs.  

I also live in Mesa, I am a Licensed Real Estate Agent, and my clients include investors who fix and flip and buy and hold.Please feel free to contact me if I may be of any further help.Thanks,Jane

Make sure to include all the people currently living in the residence on the new lease.

On the part that asks if you would like to "include absentee owners," I clicked no preference. 

Conforming rules allow for you now to convert your primary to an investment, regardless of your equity position.As for the Duplex, they should be able to utilize a rent schedule, done by the appraiser, included on the appraisal, in order to offset a large percentage of the PITI. 

@David Krulac  so when you use that math the average household have 3.4 people in it or a little more ERGO more houses than peeps... including LeBron who clearly skews the numbers

Should that purchase and sale agreement include that the owner is to transfer to me her holding of the existing renters' damage deposit and last month's rent?

In doing so, they collect all the money that will be needed to close from the lenders, after all the documents have been signed, including the loan agreements from the lenders.