Looks like that was my problem....I had the other angle at 86.51 degrees instead of 86.85 degrees now the 88.03 dimension shows correctly as well.

okay thanks for your help. Just to be clear "98 degrees 55 minutes" and "98.55" degrees. 98 degrees 55 minutes is the same as (98 + 55/60=.9166....

This should help, I am just showing what happens when I lay it on in my CAD software.

@mightymoe yes but at the end if a 112' line it ends up being about 8" difference to the corner I am trying to locate. Because I am new to the forum...