Miami is way too constrained by HOA and your insurance on anything there will be through the absolute roof.

Newer windows, roof, kitchens, bathrooms, HVAC etc.

After inspection, we discover there's drywood termite damage, moisture/water leaks seen from the attic and ceiling, roof doesn't have a permit with old patches.

It looks really solid and the roof sheathing and everything else looks very clean and dry.

-Has no crawlspace (common for older properties) so we couldn't see the foundation-Drywood termite/wood decaying fungi damage seen on all the windows/doors/parts of the beam on the exterior, parts of roof decking and rafters in the attic-Old leaks/moisture damage seen in the ceilings and attic-Parts of the roof has patch work-Roof doesn't have any permits on record (don't know how old it is)Seller's offer to me:-Fumigation treatment for drywood termites (tenting the house)-Replace and repair all damage wood throughout the house-Replace the entire roof with a new permit-Replace one window in every room (not all)-Pay for a structural engineer to inspect the foundation-Offer to get quotes for repairs and have a 15-20K budget to make all repairs, house is 500K.

It needs roof, ac, electrical, possibly plumbing, new bathroom, new kitchen, flooring repair, siding and fascia repair, and on top of that there is some fire damage.

I currently pay $15 per hour for contract labor for simple things like stripping a roof, cleaning up junk, mowing, etc. 

I do the same with major items like windows, exterior maintenance, roof etc. 3.

➡️ Has any work been completed on the roofs in the past ten years?

Is there a valley in the roof above that area- looks like no gutters and a valley in the roof causing water to erode?