The fact that you are getting showings is a good indication of interest and price is close to market. 

I'd thought about offering 145k and allowing my agent to take a 3% comission ($4,200), use the $800 on any inspection/closing costs, and the seller walks away with 140k.

Most agents will just help you buy and disappear on you after the Post-CLOSE.

So the quotes others have mentioned I assume are pretty close to what it might actually cost. 

Or, I’d have to get an extension of the closing date, which kinda defeats the purpose/competitive edge of a cash offer.

Account Closed I have not had any updates or heard anything.

A cost segregation study looks at the overall building that you purchased and breaks it down as much as possible.The purpose of this is to increase the depreciation expense.Without a cost segregation study, you are depreciating the property over two items(Building and Land).However, a cost segregation study might identify items such as fencing which might be eligible to be depreciated over 15 years instead of 27.5 years.Depending on the year that the building was placed into service, you might be able to take bonus depreciation on certain items.The follow-up question to ask your CPA is will the cost segregation study help me, and by how much?

And in certain markets like SF bay area if the sewer line is of a certain age its mandatory to replace it before close of escrow its a law.

They're close enough together that you'll have trouble separating root balls on each plant.

Your listing will not come up with these searches.You mention a large fenced in backyard and not a single picture of it!