She didn't upload the disclosure to the MLS which pushed back my offer. 

Hello all :) I just have a general question.As a real estate agent in NY, if you get a listing from a client...the forms you must have the client sign are 1) Dual Agent disclosure2) Listing Agreement3) Lead Paint Disclosure if the home was built before 1978Am I missing any forms that are required?

I use 3% vacancy, 5% capex, 5% maintenance for this particular property (*Full Disclosure: my day job pays my bills, so in reality I'm setting aside 100% of cash flow, but some of that money will also go towards more purchases).

It has a far better chance of being done with proper paperwork and with full seller disclosures. 

None of the CFPB-required disclosures require lenders to disclose what percentage of loans they actually close, and what percent they deny 3 days before scheduled closing after all contingencies have been lifted.

Zillow lists my unit at ~$170k, which I don't think I could get after making honest disclosures (Although I would not speculate about the condemnation as this is still just one possible outcome). 

It's more of an issue for disclosure items like talking about the seller's situation to the buyer or talking about the buyer's situation to the listing agent or the seller.Having the agreement also allows the agent to negotiate on the behalf of the buyer.Also, it protects the agent in situations where a seller or an unethical listing agent tries to cut your agent out of the picture with the promise of a better deal.There are several hours of training on laws of agency.

Transparent disclosure so all parties know what's really happening is the main concern, at least to me. 

Easy peasy.Just make sure you include all the disclosures and addenda and review the sellers disclosures like property condition, lead paint, etc. 

However, in NJ, while seller banks aren't generally held to the same standard of disclosure as other owners, the exception is what the law calls the 3 C's.