Yes, Get ALL the Expenses,  regardless of whether you are performing those duties or not.  

Oh, FFS:California Civil Code, Section 11:"Whenever any act of a secular nature, other than a work of necessity or mercy, is appointed by law or contract to be performed upon a particular day, which day falls upon a holiday, it may be performed upon the next business day, with the same effect as if it had been performed upon the day appointed."

I read somewhere that if one wants to list a house, the money is better spent on a good appraiser to accurately price the house than a listing agent that just tells you what you want to hear and gets the listing... 

This is so they have you on record to perform the 5 year green card inspections with the state - it has nothing to do with section 8.

If you don't perform as a buyer due to lack of financing, your name will be mud with the parties involved.

I can't figure out how to accurately do an analysis due to the fact the numbers aren't making sense to me.Don't destroy me too badly for posting the question without contacting the sellers yet to solve some of the question.

Decision making stuff and performance analysis - not auditing.So funny you suggest closing accounts and starting a new one.

All work on the property must be performed by third parties (contractors or the property manager) and paid though the custodian.

Obviously if these numbers are accurate this will be a heck of a deal. 

I would not confuse future performance so much with tax deferred proceeds based on a sale at a point in time, other than to look at the MIRR, present value of the tax advantage.If the market in JAX is a buyer's market, I'm not selling at a premium potential, I'd have less gains to defer.