If you release one, the lease (which was also signed by the other) probably needs to be amended or re-executed. 

Repair costs is approx $2750, and I agreed to split it with the buyer. 1) I need to find a contractor for the job in an area I'm not familiar with that will accept pmt at closing and 2) figure how to get my half back at closing. 3) Would amending the contract delay underwriting and closing?

So going forward we will implement an amendment to the lease to insure the tenant has secured a semi annual maintenance contract.  

How would you suggest amending these numbers from Homewyse?

(If approved, do I amend the lease?)

You may be able to make an amendment to late fees, but would only be if they agree.

That would make up half ($900) of the income shortfall ($1800).My lender's recommendation is that I amend my 2012 tax return to represent as income the three months I paid to the seller and pay the additional taxes on that amount (a negligible $383), as well as pay off a car loan ($6000 outstanding balance at 0.5%, that is free money I would rather NOT pay off with investment reserves).

I received the amended paper work signed it and sent it to the sellers lawyer.

If you read the applicable Nevada Statute ( NRS 375.010 ), you'll see that that Nevada amended the law in 1997 to allow pre-existing liens to be deducted for the purposes of calculating value for transfer tax.

You'll want to manage the due diligence process and take care of any amendments to the contract that are needed, should things arise (like inspection repairs).As for who is responsible for what closing costs, that is going to be state specific for the most part.