In my leases, there is a standard statement that reads     "There are no oral agreements between Landlord and Tenant."

Just on 37k invested and 65k sold the annualized is 213% so if you deduct your expenses you are still pretty high up there for annualized return.

As, one big advantage of real estate  (when buying it outside an IRA) is the depreciation deduction and interest deduction, that can shelter cash flow from taxes.But, this money that comes out of the IRA, when I retire,  will be taxable, correct?  

The majority of property there is purchased with all cash so that's the standard. 

Like you said, mortgage rates are between 3.5-4.75% for residential loans on 30 year mortgages, when you then factor in an expected average inflation rate of about 2% and the fact that you can deduct interest that's practically free money.

Now that you have exhausted your Low Down Payment Options (Portfolio-Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Be alert, if you time it right you might be able to get down payment assistance/grants (I got $5,000 from a local program and used it to buy my interest rate down to 3.125% which is way below typical market rates for a Duplex).

They declined and said it's not "industry standard" and they won't pay more until after work has been completed....Are we about to get scammed here?

That said, Leigh Robinson has written the gold standard (in my opinion) on this topic of managing one's own properties. 

If there's a Lien it will get taken care of during escrow and deducted from seller proceeds - why the fuss? 

Wholesalers try to skirt laws and usually trash standards of ethical  conduct, it's like a back alley drug deal, under  the radar of regulators......and you want to put it on the internet?