What would you recommend?

I would recommend putting in heat pump asap and credit the difference.

California law requires abandoned tenant property under certain circumstances to be sold at public auction.

You’ll have 45 days from your sale to identify them and you’ll have to buy enough of them, and only them, within 180 days of your sale to meet your 1.1M requirement, or face taxes.

Down Payment + Closing Costs = Cash to Close.For your purchase contract, I'd have suggested an escalation clause requiring proof of next best offer upon acceptance.

With all of the "hot" market sales and the changes between selling agents/buying agents agreements what are you recommending for a listing agreement length of time anda buyer agreement length of timeI think many agreements have a clause binding a client to the agreement for "specifically shown properties" for an additional period of time after it expires.Is that common? 

They do require that person to have no assets, so a house in her name could be problematic.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

@Jerry Velezstrongly recommend against doing this.start with a house hack instead.make it your mission to house hack.did i mention house hacking?