We (developer and all of us as consultants) were sued over this PE three years later, which I mostly believe is because they realized they had no 'proof' of the PE beyond the fact that we had shot holes in their AP until they acquiesced to PE.

It seems the money went into a black hole with absolutely no documentation or reporting provided. 

The 4 guests smoked marijuana in the house (strong smell), broke a window blind and a picture, put a hole in the bathroom wall, chipped an end table and worst of all vomited on the couch and front porch.

Clay soils mean that drainage is really important to prevent foundation issues.

My expertise is deal analysis, buy and hole strategy (creative financing) and personal finance. 

It might be a situation where you are digging a manageable hole that you can work and earn your way out of, but be honest with yourself.

For example for a few holes in the walls they have someone paint an entire unit and take their spread.

I have a potential private lender, but I need to determine if this is a viable investment opportunity and explore the best financing options You posted this same thing three times - in two it was a 36 unit and in the third a 32 unit.Do you have any other details about the transaction or perhaps wish to share your initial analysis so the volunteers here can poke holes in it or tell you why you're right?

That's new built or nearly new, so we don't have to run down the rabbit hole of condition costs. 

Drilling holes x10.Ramps if you have any stairs, etc.