Call the county or visit property appraiser site, many have calculators.The points should be counted as well as the escrows for taxes and insurance as that is all out of pocket expenses, not financed.

If so, do you have to add these expenses to the cost basis of the property or can they be fully deductible?

It has my deferred gain amount as "Gross sales price less expenses of sale" for some reason.

So, If I understand correctly, if I have a property where rental income is say $10K, but expenses are $12k, that $2K is carried forward indefinitely until.... what?

Or more expensive lots that are affordable and buildable that are not right next to a landfill.

In theory, this should be a tenant paid expense.

Also, you can only have one VA loan at a time, so, if you use it this time you cannot use it again until the loan is paid off.

Not saying you wont get paid because there are some comps, thought not many, for what I am seeking to do.

It will show everything that they have charged you and everything that you have paid.

First mortgage paid off as well as all other parties (attorneys and surplus, etc).