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. 

I spend the time to research and find a "reasonable" investment, read the disclosures, then begin the contract, offer (all cash), and earnest money scenario.

For transactions where a TDS (Transfer Disclosure Statement) is required, I'm curious if there is anything in the code/law which states the timeline for those disclosures to be made to Buyer? 

Hi Victoria, Disclosure: I'm one of the board members of LCPIA. 

NONOPayment Calculation Years 1-30 Principal & InterestMortgage InsuranceEstimated EscrowAmount can increase over timeEstimated Total Monthly PaymentEstimated Taxes, Insurance & AssessmentsAmount can increase over time See page 4 for detailsCosts at Closing Closing CostsCash to CloseCLOSING DISCLOSURE$836.31++--$836.31This estimate includes In escrow?

As a disclosure the landlord/tenants laws are different from state to state and in different jurisdictions so you may want to speak with a local real estate attorney as well. 

We lived in HOA and needed to pay several hundred to send out hoa disclosure package send a certification to buyer that property was in line with all hoa rules, another expense I forgot about. 

Disclosures, inspections etc.

Buyer in the beginning did not want to be represented, buyer declined services from listing agency, LA accepted offer with buyers agent on the contract along with signed agency disclosure.

This issue was not stated in the disclosure.