Hey Kris, Reach out through pm so you can send me all the details through email to see if I can help.Do you know the age of the mechanicals and the roof? 

Simply because there are more units and something like a basic roof replacement can be significantly more expensive as compared to a duplex.

So in the case of buying a duplex for $500k and it needed a roof for $25k, you could still get a $25k credit even though this exceeds the value of closing costs?

I have big items backing up now like a garage roof tarped I can't afford to reshingle, a back fence falling apart at my own home, leaning trees that need taken out....

The roof is only a couple years old.

Since when did having a roof over your head become an option??

No claims, updated roofs,plumbing,electric.

The roof is serviceable, but is near the end of life, that is always expected in my underwriting, and the foundation is solid.The key to getting good deals is understanding what the sellers problem is and coming up with a solution for their specific need.

For example, the roof, how old is it now?

I'm also in the process of getting a new roof put on.