Here in Vegas I am finding the standard is around 20% down.

As a newbie, I don't have a standard due diligence list to send as part of providing offers.

Also the recent comps are $240,000 (for a great renovation), $225,000 (for a pretty good rehab....nice kitchen, nice bathrooms, good curb appeal, standard everything else), $190,000 (for average rehab.....basic, cut on finishing materials, etc.).

Also the cost of doing a warranty deed transfer for each property (I'm not sure if a quitclaim is an effective way of transferring in this situation).Alternatively, maybe she could leave the houses in her name and get a general liability, commericial or blanket policy that covers more than the standard umbrella policy?

Is there any standard form for that or should I just type up few lines myself?

Pretty much, you have to remember this is not too high end of a home based on Southern California standards.

You can go on sites such as FSBO.com & pay about $500 & they will give the buyer's agent the standard 2.5% right now.Not sure where 6% of purchase price for attorney comes from.

As in the hypothetical Steve Babiak has mentioned, the city here requires any private street be brought up to city standards before they take the "gift".

An unacceptable reason might be “you didn’t meet our minimum standards.”

I didn't want to jump the gun and purchase the fist deal that came across my desk.I found the deal using standard marketing techniques, (mailing to owners using tax record data, the only difference being I don't send yellow letters- I think that is overdone by investors and therefore can be a turnoff to more experienced sellers.