Let's say you net $340k after transaction costs on a $600k sale and can invest that for a 10% cash on cash return. 

I am a commercial banker and I am sure as a CPA you would agree that most of the time attorneys do a good job of representing their client BUT sometimes attorneys get in the way of a transaction.    

I’m fortunate to work with a local Agent that is just incredible, all our transactions have been smooth and on-time, not a single issue.

We have had some tax lien investors buy from us tax liens so they can do their transaction.

not sure how you can do a transaction with a deceased person?

I can help with any type of transaction or loan.

Consensus builder; highly adept at constructing transactions that benefit all parties.

Just because we have a common uniform instrument in GSE's documents doesn't mean all loans use those nor does it mean all transaction types warrant those.  

Google maps might show you a house that burned down a year ago.Title chain is also very important. 

However, I get what you're trying to do in order to be able to just print off a balance sheet to show your Net Worth.I do disagree with your CPA about putting in an offsetting liability as this still will not get you what you're looking for.Instead, I would create a separate asset called "After Purchase Appreciation of Asset" and debit that for the increased value.I would then create an Other Expense (Not an Operating Expense) and I would call it "Non - Taxable/Non Deductible Transactions".