what kind of shape are the big and medium-ticket items in - roof, mechanicals, appliances? 

The original price still seems steep especially for potential tenants who may not even sign a lease. 

Everything from the window choice and wrapping to the flooring decision to the layouts and general roof pitch.

. $38k is pretty steep for one bathroom imo.

Roof, A/C, kitchen, bath, windows are all updated as of 1 year.

Then charge her pet fees, pet rent, additional deposit and additional rent for the extra people and demand a 2 year or longer lease.Then you can get them a second room and find a place that allows dogs.Red roof Inn is cheap.Maybe just do a couple nights while the bathroom is being redone and have contractor work around them for the other stuff Tell the contractor you'll give him a bonus if he can work longer days and finish sooner.

@Kenneth Stump hi do you know any good handiman in Danville roofing company to recommend?

Complete roof inspection of flat, shingle, and metal roof.2.

My guess is it was done to try and terrace the property a bit and create a flatter spot next to the house instead of having a steep slope in the back.

Getting a 6% instead of a 6.5% doesn't save you squat if you have to bid $30k over asking with an appraisal gap and then replace the roof 6 months after you buy the property because you had to waive the inspection.