回复：the numbers looks correct

Thanks va_lanlord!  My question was why the home was listed for $132K if lender wanted $132K net.    Could it be that lender actually only wanted $132K gross.  But somehow my agent & listing agent talked me into a $145K offer so now $132K became the net proceed. 

Contract does has it "sold as is", so that means it's pretty much a waster of money to hire a buyer's inspection. Best chance is to wait for the lend appraisal to find issue and request for repair as loan condition?

Thanks again.