Considering the lot is 25’ wide, that would only leave me 9’ of width to build by right.

I understand the basics requirements of creating a primary residence but dont see clarity on what actually constitutes the majority of the year spent there.

I tell my sales reps that if the seller is really tough to deal with on the first phone call, then we usually want to pass on it, since if they are that tough just to ask some basic questions, imagine what they would be like when we need access, are negotiating a contract, or God forbid need to try to re-negotiate terms, i.e. ask for an extension, or every once in awhile a price reduction if the repairs a lot more than we originally thought. 

Basically adding all locations to a single policy.

You're asking her to basically pay rent twice in a short period of time (it is her doing) and she may not have the money to do that.Also talk to her as to why it is late. 

Hey I know that the lease agreement packages is provided here on BP, but how and where do you go to find a basic format for other  landlording forms(acceptance or denial letter, deposit to hold, etc?)

Basically every question you can imagine has already been asked in the forums, its just a matter of searching and reading. 

My real estate agent basically telling me that at that price range anything I find is going to be very distressed and I need to come in with cash reserves to do a lot of rehab.

I am basically focusing on small multi-family units.

I think the main people who might benefit from this post are other new or prospective investors since the experienced among you would probably find all this pretty basic.