The roof isn’t 20% cheaper than the house 10 miles away. 

You may wish to consider taking the property subject to and giving the end buyer a sweat equity lease option or lease purchase with the one time right to assign the option/purchase agreement once repairs are complete.If the sellers options are really limited he might just have to buy a cheaper home. 

As far as the course goes it's one of the cheaper ones out there and I'm on a payment plan.

Can you rehab cheaper, better, faster to make your numbers better. 

Is it because they were cheaper? 

If your app doesn't have the limits either your thermostat is too old or a cheaper model or your app is out of date. 

I reside in NJ, have been looking for a multifamily around my area (Newark, NJ) and have recently been going to Philadelphia/Allentown area of PA because the taxes are so much cheaper there.  

If there's other appliance protection that's better/cheaper, I'm interested in hearing the options as well.

I explain that a monthly lease is cheaper UNLESS timely payment is an issue in which case the monthly lease + 10% late penalty is more expensive than the bi-weekly lease.

To clarify, I wasn't saying that hard money is for suckers, I was asking - but the forum wouldn't let me put a question mark in the post title for some reason. to add to Jeff's point about if you have a problem.. this is a real case with one of my clients who left me for the bigger national lender who was cheaper than us..