Do not forget first build out your team to allow you to lean on their knowledge when yours is inadequate.

I really don't want to tick the judge off again by going back with inadequate documentation.

Do we have to give the tenant the names of vendors or all people who we're at the unit giving estimates or doing the clean out?

Property used as home.If the property given up was owned and used as your home for at least a total of 2 years during the 5-year period ending on the date of the exchange, you may be able to exclude part or all of any gain figured on Form 8824.

Most of my clients over the years have cited the ability to use the home for friends and family members and have it cover some or all of the costs of ownership. 

We currently use 3% but I am finding that is inadequate and I am wondering if anyone here had a back of the napkin number they use. 

I found out the hard-way my 1st year that 10s of thousands of dollars or all the time out of my life trying to save money and do it myself was not worth it to maybe get 1 deal trying to buy direct from owners.Best of luck to ya :)

And you could theoretically rent one or more suites out (which will pay some or all of your monthly mortgage and expenses) while you fix up the other suite(s).

More importantly, this could morph into a world where buyers have to pay some or all of their agent's commission, making it more expensive to purchase homes.

However, if you're not willing to pay, then what you're likely to get is an agent that is desperate for a client, doesn't have a lot of experience, and is obviously unable to negotiate for their own commission, so how do you expect them to negotiate on your behalf during the sale with those same inadequate negotiating skills?