With my intense schedule I don't have time to sift though the drama post.

The seller agreed, because they wanted to sell and did not care about the source of our funds, and the HUD was adjusted to reflect the seller carry back.

NOI-Interest-CapEx-G&A is called "Adjusted Funds From Operations" in the commercial real estate world and guess what, if AFFO is not positive you are falling behind.   

He has health issues and fell behind on payments, had an adjustable rate, etc.

It is not really a "Help me with FSBO" questions. it is a "Help me move my business forward by adjusting my business model". 

If so have you seen that your profits have grown from any adjustments you may have made.

It scratched almost immediately (dragged heavy stuff on it when getting the fridge, when they adjusted the dishwasher, etc. despite clear instructions).

Return it, buy what she wants, and adjust the cost if need be. 

No cost adjustments just for a simple case.Sell it for $500,000 in 2018.You have a gain of $500,000 less cost of $100,000 = $400,000 net gainIf you don't have an exemption you would pay capital gains on the $400,000 gain.If you have an exemption as a married couple, you would be exempt up to $500,000 in gains.

After reviewing the property I decide whether my initial estimates are valid or need adjusting and then put in an offer if I want to proceed.