It's best to hash out the exact terms (i.e. interest rate, term of loan, total loan, purchase price) prior to engaging the attorney to draw these items up, but you can also pay the attorney on an hourly fee to help negotiate and explain all of these terms to the both of you.

This motivated seller has a wife and two kids and trying to stay above water in their finances resulting in living with their parents so I feel troubled to request to add this item in the contract. 

I was thinking about replacing the vanity's, faucets, vinyl floor in kitchen/bathrooms and possible the toilets as these items were old when I bought. 

The numbers by themselves look good, but this says nothing of the neighborhood, the quality of the tenants, the items on the property that still need to get fixed sometime in the future, etc.

An architect can help from a strictly spacial perspective, but they're generally constrained by other items in many locales.  

Did you discuss any particular action items?

I bought it at the bottom of the market and the mortgage is only $790 and it is renting to another great military tenant and his wife at $1500/mo.

I am have been advising my clients to stay away from them.Family Dollar had gotten away from only one dollar items to sell and was mixing in high priced items which started reducing their profit margins.

With the rehabbed Military Park, and the Whole Foods and new Pru building opening up next year, it's definitely changing!

We offered a  clean out of all the unwanted items with our offer.