I have an agent who can pull comps for me, but when the comparables deviate from the subject property, I’m not sure how to make accurate adjustments.

Jay - thanks ...with these details - the  pricing you outline looks  fine / accurate  ....if you want to get better pricing  - try to put another 5% down  ( 20K )  into the  transaction  and your pricing should improve  quite a bit  

According to you guys’s expertise and what I’ve read that seems to be the consensus and most accurate answer.

Yes what @Simcha Davidman said is a pretty accurate breakdown.

You're not going to get good or accurate advice.

Credit rating will affect you mortgage rate and monthly payment as well.Have you ran your credit report to verify all is accurate. www.annualcreditreport.com is free yearly.

If you want a quick and dirty (but not always super accurate) way to estimate expenses, you can use 5% of rents for repairs, 10% for CapX, 8% for Vacancy, and 10% for management fees.

That listing is not accurate. 

The agent is going to realize you’re not actually a buyer.....it makes no sense for an agent to advise their seller to tie up a property with someone who can’t buy and is Hoping to find a buyer for a higher price.If your numbers were accurate, it would have sold by now.

Based on your post, would you say that the possibilities are either a) he really is broke and his "I just dont pay myself" isn't accurate, or b) he's lying to the IRS?