@Mikk Phillips Completely agree with you, noticed that kind of variability when I lived there.

The most common way to reduce closing costs is to have offered $Xk more for the property, and ask the seller for $Xk in seller credits towards closing costs, or just get the seller to pay for certain line items. 

Agreed, I have been looking via realtor.com and have noticed exactly your point.

He might say he doesn't want anything from you now, but he has ammo if you ever wanted him to leave on short notice.

I noticed that the Capex reserve were included in the operating expenses while i read many times that it should not be included in the NOI, and therefore should not be counted toward the property price.

Depending on the language in your lease, you can start the condition report and marketing as soon as the tenant gives notice to vacate. 

I usually just wait until people move out and then advertise and show them it, but I'm tired of them sitting empty for a month (or more) or having crappy renters that are looking for something short notice (because they probably got kicked out elsewhere).

A few days later she lets me know there are a lot of people coming in and out of unit #2 at all hours and neighbor noticed a lot of traffic.

It is very easy to show this proof.Also, a few days ago all of a sudden they give notice to a tenant for non payment.

Anyone knows that termite is a pretty common issue in Florida?