I am buying an investment property and literally found out the night before signing the closing docs that the seller wants to back out of the deal.

https://griffithbarbee.com/the-ins-and-outs-of-recovering-at...https://statutes.capitol.texas.gov/Docs/CP/htm/CP.38.htmEdit:  No I was wrong.

He's already put a tarp over the leaking roof -- exactly what I planned to do, except I would have done it in brown instead of totally obvious blue).  

This may be your best bet as it lets you hold off on formation, but its important to make the title company and the lender aware ahead of time so they can update title and prepare the loan docs with the correct entity name.

Maintenance issue/slow leak?  

after I closed my last (and biggest) deal of my career I realized the financial docs were off by 64%.

Subsequently, we discovered multiple leaks in the roof, resulting in water damage, including mold growth in our closet.

Helocs are rare and have to go full doc .

If you're looking to purchase investment properties you're able to utilize DSCR loans which work great because no income no doc and smooth process 

I was left with an excessive water bill ($10k) at my 4-unit property as they failed to fix a water leak, which I complained about once I noticed a spike in the water bill.