Am I purchasing the property at or below fair market value in a desirable area to live in.

Also, keep in mind that federal fair housing laws don't apply to an owner-occupied 2-family like they do with every other property (including owner-occupied 3 or 4-family units).  

Possibly Charlotte NC, because ven though it's a saturated market for investors (it seems), there are tons of renters there and the prices are still fairly low

Basically you are going to have to convince the tenants that you are being fair and charging them for their portion as you are basically their "utility company". 

That will likely be lower hanging fruit, while still involved, than trying to convince a lender to give you capital for some pledged loans while you are still fairly inexperienced.  

With boots on the ground, I think you can fair much better in a rough(er) market.

If I'm replacing the unit, does the scope of work/price seem fair?

That's a fairly tough market for a new investor, in my opinion. 

The other thing that the Agent doesn’t tell you is what your chance of getting the property is - This is like Gambling - it’s like rolling the dice that you will get the home you are applying for.

They can't keep track of all of their markets and properties so if you can give them a reasonable explanation as to why your pricing is fair they just may take it.