Mostly appears cosmetically and junk items left both inside and outside of the property.

In general, the more focused and detailed things are the more helpful they become to a novice investor (each time you do something new you are a novice).

Do I want to be more or less detailed?

His estimate has me paying in advance labeled as ( items required by lender to be paid in advance) 12 months of homeowners insurance and 12 months of flood insurance then under that its labeled ( reserves deposited with lender) 3 months of homeowners insurance, 3 months of flood insurance and 5 months of property tax. 

Selling a big property here and a mistake can cost us over 1 million dollars.There are partners involved and LLC’s and trusts so we do need someone knowledgeable.We don’t know too many people in Florida so if someone knows very well the tax laws/IRS regulations, Please leave your phone no/email and I will gladly contact you so we can discuss details.

Ask to see detailed bank statements from the last 12 months, I promise you will find out quickly where the money is going

Let me know if you are interested and I can get the details for you. 

The actual "closing cost" is usually a line item on the settlement statement, sometimes called the Escrow fee.

You may be eligible for a credit for the taxes that you pay to the other state.If you do the tax return by yourself - make sure to capture items on the closing documents onto your return.

If you don't feel comfortable sharing detailed information on the public forum feel free to PM me and I would be happy to help you arrive at a fair market value for this property.