There are many ways to avoid taxes, so nobody can give you a complete answer without knowing your entire tax situation.If your only taxable item was selling this condo, you would owe long-term capital gains on the $150,000 plus ordinary income on depreciation recapture.

It is a huge ticket item and can eat ~30-40% of my reno budget.Today I did a walk through with plumbers and contractors.

How much term is left, strength of the tenant, rent escalators, rent/sq ft, etc.You also want to make sure you have a good understanding of the roof, parking lot, and mechanicals because in a traditional NNN lease, the landlord is reponsible for these items..and they can get expensive.

Now we have all sorts of fake lenders trolling SM sites promising the moon telling folks what they want to hear and scamming them out of small and Big dollars some of these folks lose 10s of thousands to these folks.. with the  line  " Hey its going to fund next week just need another 5k for some BS item"

Things like not using rental income, limiting the number of properties, not offering cash out loans, loan minimums and seasoning are all different items you will face when interviewing conventional lenders.

A lot of investors just gets their contractors in there and get itemized bids especially if the contractor has good eyes.

So your best bet is to find another lender if you find specific items that you do not agree with 

Some leases say these items are "payable before rent".

An investor is probably coming in to understand if there are any big-ticket items they didn't see when they looked at the house that might change their rehab estimate.

@Ryan NelsonYou’re a little confused about the items in the offer.Seller’s concession means that you would agree to allow the buyer to add the closing costs to their mortgage.