I asked for the appraisal report but he's not willing to share.  

The old calculator should ​work.On the bottom of every calculator page, you will find a button to redirect you to the old version.You can also click here - https://www.biggerpockets.com/buy-and-hold-calculator/results - and you will see all your old results through toggling through the calculator type, and on the right hand corner you can still make a new report using this format.Also, feel free to give us some feedback on the calculators with this survey - https://www.surveymonkey.com/r/FG67VKL

If they are closing in a day, they aren't getting title reports or using escrow.

Peter that is not correct.Ryan, your rental income is reported on Sche E. 

I can understand that the fact I have sprayed the property twice might confuse my tenant on this responsibility.This week, the tenant reached out once again reporting gnats in the property.Do you think there might be an underlying issue, other than unsanitary practices?

One example is with my first property manager I had a window inspection 2019 I believe, no report was given to me so I assumed everything was fine (my fault), this year on exterior inspection with my current PM there is a broken window that the tenants claim has been broken since the first owner....

Links to specific reports, analysis, and data would be helpful.

@Michael ConteThat is a lot of risk and little reward.A) There is no guarantee that he will be eligible to obtain the mortgage to buy your house.It will ultimately depend on his credit score, down payment, DTI ratio, makes enough income, etc.He may lose business, he may be reporting no income on his return, etcHe may not want the house in 6 months.I would just move on.

Please request from them a written mold inspection report and the mold testing lab report from a certified lab.

Let's help @Megan Dillard have her story go viral - the media will report what sells, and usually, it's not the investors and landlords' side of the story.