This is fairly standard in offers at least in my market. 

You will find that over time the more properties you own you will no longer qualify for standard mortgages and you will have to go through a commercial lender.

I thought it was standard to pay a fixed cash amount for closed deals.

Because hard money has not been standardized like traditional mortgage lending, there is a wide difference between one lender and another when it comes to service standards.

The sellers have kept the property immaculately clean and fully updated to today’s standards.

With standard 12% interest, 5 pts, your options are pretty diverse. 

Contractors who have investment experience know what rehab standards should be and will know the difference between a rent ready rehab and a retail rehab.

It's a pretty standard business model that I follow and it is working well.  

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It is standard to put down between a 5-10% on any sale with FHA having the most strict guidelines.