SFH 3/2/2 approx 1300sqft , taxes $2K market value $140k-$150kThere is a repair needed with the plumbing for the disposal in the kitchen area that the laundry also connects to it, a broken pipe.

and remodel the kitchen (everything - flooring, cabinets, counters, appliances, possibly open up a wall into living area). 

Proforma numbers are generally pure pipe dream, so figure out the real numbers based on what they give you.

You need more education based on the fact that you believe a $100K property can cash flow $1000/month, that is a pipe dream. 

As you said, have them pay for the oil and i would have a " security deposit" of a full tank of oil added. just remember, they don't fill the tank and there is no heat in the house during the winter, guess what happens to your pipes and your house ?

All this while my plumber was repairing and replacing old pipes. 

There was no toilet flange, so no firm seal to the pipe... 

if you want it for 85% then make an offer for 75% because there will always be a counter offer, how many units?

Alternatively, lender might counter your offer with something higher than you proposed to cover their added expense.

I changed a water heater, huge leak in one of the units, electrical issues, and I even had to dig a 3 foot hole under the house and personally fix a pipe.