But anyways, I wanted to ask if someone had a list of recommended contingencies to put on their offer so it is easy to get out of the deal or re-negotiate the price if the condition, income or repairs are worse than the pictures or details provided and avoid losing earnest and option $$.

Thanks to all these dumb sites trying to make a profit off of public records, your information is posted on multiple sites such as spokeo, city data, etc. If I google my name, I see every property I own come up instan...

We often may see a good deal and offer asking price before anyone else to avoid a bidding war.  

We were trying to avoid using an agent at that point but Tim was amazing!

Avoid.

All other aspects should be irrelevant in the event the decision is to go forward with this option (renting to sex offenders).

Make sure you consider you the legal aspect of the structure as well. 

Does this way of framing avoid having load-bearing walls, or does it make more of them, just different then what we think of today?

Last option is to sell if you can avoid cap gains or 1031.

When I was listing and selling property full time, I always advised the seller to get estimates and negotiate a credit to the buyer;  it avoids so much stress, lost time, etc.Of course it is not always possible, depending on the repair--the lender may refuse to close prior to a certain repair being made.But whenever possible, I'd recommend  to credit the buyer and let them deal with it.