TDS deduction us 195 on purchase of property from OCI

Sir;
1. Where both buyer & seller are NON Resident; then NR Buyer has to obtain TAN to deduct TDS ?
2. Property Value Rs. 90 lacs; then TDS U/s 195 will be 20% plus surcharge 10% & Cess 4% ?
3. If the property is long term then tds rate is 20% but if it's short term then tds is 20% or normal rates??. As per my view in case of short term also tds rate is 20% however few experts say tds is normal rates. please clarify on this ?
3.OCI card holder is always Non Resident or no. of days stays in India to be check ?
Thanks