I believe very few agents actually fill out “net to seller sheets”http://www.proforcerealestate.com/flyers/sellers_net_sheet.pdfand when they go to closing there shocked is a little they get with all the expenses.So selling on terms might be a good idea for the seller, if we could find a buyer that would rent for a while and then buy the property without an agent’s commission or closing costs.

She seemed a bit shocked and said that was too low.

I hope I don't shock you with my response, but I wouldn't do anything you mentioned above.  

Everything in the unit (floor to ceiling) was wiped down with vinegar/water and then I shocked the entire unit using an Ozone Generator. 

It is very painful and shocking for me.

Either way, when you divide the costs between the units, you may have a little less sticker shock.

If you behave like this to your tenants do not be shocked when they treat your property poorly, leave with giving you the absolute minimum notice, and for the most part make your job as a landlord much more difficult.  

I was pretty shocked as obviously race or skin color had nothing to do with it.

As I expecting getting your feet in the water gives you the biggest shock.  

I know, I know, you're shocked, right?