You'll be able to tell the areas that need replacing when you pull up the carpet and padding because the wood will be deeply stained.

I just slammed a tenant that moved in on one year old carpet that had one minor, documented stain when they moved in.

Not what I'm looking for, but not something I can necessarily prevent, either.

Also, I have no idea what the laws/regulations are in your state, so if there is a local rule preventing anything more than 6%, then ignore me.

Other issues were water stains, water leaks, Fireplace chimney wasnt tall enough and she was questioning the stableness of the building.

Alex, Are you doing this to prevent your buyer from knowing what you are making?

3) If I give the potential buyer the address, what is preventing him from going direct to the seller and cutting me out of the deal?

I was looking for others to comment on the fact that it is or is not (in their opinion), worthwhile to spend $ on professional services when getting started inorder to prevent costly mistakes, be them legal, financial, or other.

It didn't completely eliminate the issue, but a sanding, and staining, and several coats of polyurethane later and the smell was gone.

I just bought a house I am going to rent out and it has a high quality, but nicely stained PINK carpet.