I am under contract on a foreclosure and scheduled to close in 3 days.

Condensation in the window means the seal of the window has failed, has nothing to do with the tenant, if there are no visible cracks or breaks. some windows just fail over time, i have seen that a lot being a Contractor. if the A/C was not serviced routinely than that is not the tenants fault, it's up to the landlord to maintain the unit, assuming you are talking about a whole house hvac unit ?  

A successful agent with a busy schedule simply can't afford to work with one client for 4 months, submitting unrealistic offers with no deals (and therefore no pay). 

The Seller's agent may have info on expenses (Schedule E, utility bills, etc) that they may provide in a marketing package 

Schedule E.

Many lenders have asset depletion products and some portfolio lenders will consider Schedule D income.  

I would really appreciate the time of anyone that may be able to let me shadow them on their daily routine and how you may get deals with specific strategies.

We have worked out the interest rate and amortization schedule, now I'm in need of a "mortgage" agreement between myself and the partnership for the sell transaction. 

Do you schedule yearly inspections?  

., or do you have a GC scheduling everything and overseeing work?