If it is very rural having contractors and completing on time and accurate numbers can be challenging.

Also make sure that you're using "per unit" numbers for your rules of thumb because this is much more accurate than simply looking at the expenses as a percentage of the property's income.

Then there comes the issues of who is responsible for paying of the excessive water bill.

On the renewal for the license, I asked if the loft was considered a bedroom and the response I got (unsurprising when it comes to taxes & fees!)

For flipping, focus on accurate ARV estimates and budgeting for unexpected costs, while for BRRRR, building strong relationships with local lenders that can help streamline your hard money into your refinancing.

Also, her text response "I'm moving out" might have jut been an off-the-cuff comment and not a formal notice. 

These loans allow buyers to purchase a property “AS IS, WHERE IS”.Renovation loans are available in 30, 20- and 15-year fixed rate terms and can be used to purchase owner occupied, second home and investment properties.By time the renovations are completed, the home needs to be in move-in, live-in condition and conceptually ready to be resold without repair issues.Other Important Items to Know about “Conventional” Renovation LoansMaximum – Minimum Purchase/Upgrade Amounts:Maximum: Limited to 75% of the “after improved” valueOccupancy: Primary, Second Homes, Investment PropertiesUnits: 1-4 unit propertiesRenovation Term:The renovation term for this program is a maximum of 180 days.The Borrower(s) is responsible for the work being completed within the escrow period.

The sellers have not been responsive when asked to provide that information, which is why I was wondering if it's a typical practice prior to submitting an offer. 

Just be mindful of the responses you get to your question.

Thank you for your responses!