It was a 3 bed / 2 bath everything else looked great.Furnace was good, roof was brand new, water heater was new, freshly painted outside, was going for $200k in a $500k neighborhood.

You will then need to apply regular tax to the $9,700 using the tax table to get $973 in tax. $5,220 + $973 is $6,193 in total tax.

No offense, she is terrific, but zero business experience.You have a lot to bring to the table.  

The bottom of the door had rotted and apparently rain water could get inside.

Fill the hose and the water will level itself on both ends.

Some really great info to get from there and you can bring some of that knowledge of questions to the table when you meet us at meetups.

Learn basic terminology to stay out of hot water.

I have a condo in Washington DC and water damage from rain somehow leaked into my unit and damaged the floors.  

That's what I expected, as well, but this person was adamant that because the listing agent would get the full commission, instead of half of it, that he or she would be more willing to convince the sellers to accept whatever offer you put on the table. 

All that being said, I encourage you to be transparent in your transactions with your sellers in order to prevent any sort of closing table drama.