If you don't understand contracts, a seasoned buyer's agent will take full advantage of you (it is their job to represent their client, so you cant blame them).My advice would be to build great relationships with investor friendly agents that can bring you off market deals or start marketing yourself to find off market deals and have attorneys close on the transaction if saving money is a priority on the buy side.

Not sure what a VA inspector is and I’ve represented a few VA buyers recently.

There are Realtor/Agents who will give you a free market analysis on the grounds that they think you will eventually hire them.IF you decide to sell FSBO, you should/must hire an attorney who represents FSBO Sellers and can assist you all the way through the process.I have a  “For Sale by Owner” Checklist – “Dos and Don’ts” that you may find helpful.I don't know the rules here about linking to it but if you want to/can message me, I can send it to you.Good luck.

Then they divide that number by a dollar amount that changes from state to state and represents the average monthly nursing home cost for that state, at that point in time. 

That 20% represents the equity you paid for. 

What you described is a little unclear because some abbreviations aren’t standard where I am, and you say ‘I’ and ‘we’ interchangeably, so it’s unclear if you are the buyer or representing the buyer.  

Numbers in the chart represent taxable income, not adjusted gross income (AGI) or gross income.

I have been considering getting a Real Estate agent license but many people I spoke to online, said not to since there's no point if I'm not going to actively look to represent buyers and sellers, which in reality I'm not.

Find one who represents landlords and have them use Costar to pull lease comps.

The seller's numbers are NOT at all representative of the actual results a buyer will obtain.