All in all, more complicated than it appears.  

The house is right, the price if it is accepted is right, the future sale price (even on conservative side) appear right.

It appears like the HELOC was recorded first, then subordinated.

For this to work as smoothly as possible on the loan side, you might need to borrow the money from this person 3 mos in advance of a purchase so that the funds are seasoned in your account and do not appear to be linked to the real estate transaction.

It appears the previous owner did put in new vanity and toilets, so it was really just be updating the flooring and the wall tiling.3.

Having been an agent, I offer the extra thought that unless the agent in question is a broker he/she does have to split a portion of her commission with her broker.. that split varies alot between 30% - 70% avg probably being about 50%.. also you would be asking for post tax dollars   Neither of which excuse anything that even appears shady, but would make refunding money more painful for the agent.  

Duplex property, 4/1 and 4/2, appears to have been BRRR'd within the last year an a half.  

@Zach AdamsSaving is great - it appears you have a good income and you're very responsible with your money.

.* Each lender has their own intern overlays as to when they will give credit (e.g. immediately with lease, after it appears on tax return, after 2 yrs on tax return, etc.) and how much (e.g. 80%, 75%, 70%).* Assuming your lender gives your rental income credit, the appropriate "income" will be applied to the income column, while the PITI will be applied to the debt column.

http://waynecountysheriff.com/civil.htmIt appears to list the upcoming properties as well as starting bit, in addition to a heap of other infoEDIT: Sorry just realized this is Wayne County Ohio