#4 What would you do?

Simple, tell her that a buyer may require her to add closets and doors, and in some homes in Colo, those in the basement, they may require the seller to add an egress window!!  Along with the requests by city or county, since you marketed it as bedrooms.  Regardless, of you calling them non-conforming or not.  Market it as you know it to be!

Wow!  What to do?  I think I would explain to her that if we list it as a 4 bedroom, it must have doors and closets.  And, if we should happen to get a buyer who wants to push the envelope, and he sues over the bedrooms not being true bedrooms, she and the brokers involved will be liable for the cost of permits and construction costs to bring the home to code.  Sorry for the longwinded response.  Lol