Assuming Illinois doesn't have state-specific forms that are different, look at paragraph 6 of the deed of trust that any owner occupant who got any 30YF Agency loan signed at any closing table within the last 5 years. 

@Elijah Glenn, it never impresses me when I see pro forma figures that have been massaged in order to arrive at a pre-determined outcome.

can bring more drama to the table than is worth it.

My favorite $25/hr massage place is that one on the corner of Tapo and almost the 118 and my friend who's house I'm at all the time is just a couple miles past that.The answer to your question should be fairly black and white-- just run the numbers.

It points to Table A6 where you have depreciation percentages for each year.

I just wanted to know what the seller has to bring with them to the closing table?

Unfortunately there isn't enough money on the table at this point to get that done.What they really need is one more interested party to compete against you... so they lower the price on the MLS to $129.9k simply in an attempt to generate that interest.

Should I instead bring a laywer to the table?  

., and (3) is valuable financially (i.e. more cash to the table, able to shoulder more debt, etc.).

I don't want to leave a bunch of money on the table but as an employee, we get some breaks on closing costs, etc.