As a long time local government official responsible for processing and making staff recommendations on this type of zoning variation requests, here are some recommendations that should improve your chances in achieving your desired end goal:1.

Thanks for the timely response Courtney.

After talking with an attorney on if repair was responsibility of lower residence or my residence, knowing it was builder's fault but would be difficult/useless to try to get them to fix it 15 years later, we fixed the retaining wall for $9K. 

@Robert Cheek Thanks for the response.

Thanks ahead of time for your responses ( if any) :)When pricing a multi family property ( for the sake of this question ... a 2-4 door ) how much if any markup should there be on a property that is fully occupied?

We got a call that day from him saying he has an offer, and he wrote up an agreement with a 3% commission supposedly paid by buyer *yet I have to sign this commission that seller is responsible.  

And yes, that makes you responsible for those other costs. 

Then I adjust to a more accurate reserves requirement.  

@Harjeet Bhatti Thank you for the response. 

Thanks for quick response, Maria!