(It is due to a tree that the city grew and will need to be cut down immediately to remediate the problem). (12k for the replacement of pipes and ~5 kfor tree) 

.- Negotiated Solutions: Worked with the seller's agent to determine whether the seller would address the violations or if you would need to assume responsibility, potentially negotiating a price reduction or credit at closing to cover repair costsWhy You Found Out LateThe fact that you discovered the POS violations only five days before closing suggests a lapse in communication or oversight.

The others above have offered several very practical solutions. 

Fast solutions have slow problems.

Ethan touched on the points you basically want to solve their problem and present yourself as a great solution.

Depreciation 27.5 years is a safe solution but I wonder if a tax pro can help me doing it right and save me some money?

Here is a breakdown: Queen bed frame: $400 - $700 High-quality mattress: $500 - $9,000 Pillows (2-4 per bed): $40 - $120 Linens (sheets, duvet, comforter): $150 - $300 Blanket: $50 - $75 1 Bedside tables: $40 - $150 1 Lamps/lighting: $40 - $75 Art decor (2 pieces): $100 - $275 Bathroom towel racks, dispensers and soap racks: $100 - $200 Makeup mirror: $20 - $80 Hair dryer: $20 - $60 5x7 rug: $75 - $250 Small vase with plant: $20 - $50 3-ft decorative tree: $50 - $150 Two window curtains (with rods): $80 - $150 55-inch TV: $375 - $500Total cost per bedroom will range from $2,320 - $3,545 

Just the cost of move could be a solution for them.

Have you encountered challenges with high-interest rates in private lending? How did you handle or minimize these expenses?

@Demetria SanchezDouble closing with transactional funding is a good solution if you have a willing closing attorney and a buyer in contract.