Your three lines are the right start. Here's what usually sits around them on a purchase like that.
Earnest money comes first, typically 1 to 2 percent, held by escrow or a title company and credited back to you at closing. Then inspections, so a general inspection in the $400 to $700 range, plus sewer scope and radon depending on the market, and each one is money you spend before you know whether you're buying. Prepaids at closing catch people out too, since the lender collects several months of taxes and insurance to seed the escrow account, and that's on top of the closing cost estimate.
On insurance, once a unit is rented the policy you want is a landlord or dwelling-fire policy on the rented side, and a duplex where you occupy one half is usually written as an owner-occupied two-family. It commonly runs somewhat higher than a plain homeowners quote. Get the quote in writing before you remove your inspection contingency, because in some markets that number moves the deal.
Screening is normally paid by the applicant through an application fee, and several states cap what you can charge or require you to refund the unused part, so check your state's rule. The reports themselves run roughly $30 to $50 per adult through the common online landlord platforms.
Licensing is local. Plenty of cities require a rental registration or a rental license per unit with an inspection, often $50 to $200 a year, and plenty of others require nothing at all. Call your city's housing or code office and ask what applies at the address, not the zip code.
