Offer strategy when major repairs are needed.

[Craig Rouse]

I'm looking to purchase my first investment property. It probably about a $93k property. However the walls in the basement are bowed and previous offers fell through because it would pass inspection for financing. I'm confident repairs can be made ( structural engineer to review tomorrow). The home is part of an estate an heirs realize cash offer will be necessary. My question when making offer would I simply deduct repair bid from fair value or factor in additional hassle. Don't want to insult owner but wonder what is fair and customary for such situations. Thanks!