@Alissa Engel its Trailing 12 month. same thing as T12.its a report that shows month by month what income was in and what expenses were out. including capital expenses. once you do the financial analysis you go a head and do the lease audit.As minimum ask for the following:Leases, amendments, modificationsCurrent or future lease concessionsSecurity depositsCurrent rent rollsCurrent rent arrears

I had him sign an amendment which extended the closing date to the third week of September, but things have just stalled recently.

If so, the title insurance/closing agent/selling bank will have to cure it, likely thru reopening and amending the foreclosure...don't know how your procedures work there. 

The amendments protect my fee as well as provide a way out if anything goes sour.

- I am in a situation where I made a cash offer @ 156K with majority of the closing costs paid by seller (owners title and survey) & Buyer's agent will get full 3% commission- Now I was countered it by Seller  to make the purchase Price to be at 158K and Buyer's agent to pay 2000$ at closing (my agent is ok with it and the amendment for this was signed by both Seller and Buyer).My question is since I do not have 2000$ worth of closing costs in this cash deal, can I still get that rebate refund at closing (on HUD) so that I can reduce the amount that I needed to bring to closing table by that much or is it not even allowed?

Another thing you can consider if you are not getting offers (conceivably because of lower %) is to amend the listing to include a bonus to the buying agent if under contract by X date. 

Do I factor that into my initial offer or just make sure their is an inspection contingency that would allow me to amend the offer once it's looked at by a professional?

In the PM contract amend it with your requirements such as quarterly lint cleaning or something to that effect.

They can waive the termite inspection in escrow and make an amendment for the homeowner's insurance that it is my responsibility to get it outside of escrow. 

I hope to take distributions in six months but wouldn't be surprised if it was closer to a year as I build reserves and amend differed maintenance.