Most of the time an appraiser will not take small repairs or replacements into account, like, painting, appliances, etc.

My AC guy showed me years ago to check the date the AC was built on the metal tag with the specs.

My understanding is that I'd need to have the 20% in cash for closing but could arrange for the seller to put the 20% I need for down payment in an escrow account until after the closing with the Hard money lender.

Thanks @Nathan Gesner, will check them out.

Alternatively, you can check that one, it's also free to use:https://www.realestatespreadsheets.com/online-airbnb-estimat... 

If the contract says the seller's sole recourse in case of a buyer default is the earnest money, you *should* be OK (check with that attorney though to be sure).

If you don't plan to work anymore, you may want to consider the rule of 55.The distributions from the retirement account will be taxable in one way or another(now or later).You want to plan it in a way so the overall tax burden is less. 

You're really only paying for the accountability and organization of the info.

One of his bank accounts shows $15K, another just a few thousand.  

More information would be helpful for sure, have you had a conversation with them about your account?