The appraiser will point out to the end buyer all the issues in the inspector report, including that the roof is in its third stage of its life and will need to be replaced soon. 2)If this is your first rehab, I'd add an additional 10 % of your current rehab expenses as a cushion.

@Jerel Ehlert:The inspector, my realtor, and I did walk throughs of the home but did not notice any cracks on the walls and only slightly uneven floors.

The first deal fell through because the ARV (after rehab value) was determined, by their inspectors, to not be as high as I calculated it would be.

When we pull permit for the additional bathroom, inspector delay signing due to some minor things like incorrect pipe material for the bathroom, electrical sub-panel is not up to date, central air heat certification needed, etc...

They said if there are major issues they recommend the owner hire a house inspector to gauge a repair estimate.

My inspector is stating that they 5- 6 hours. 

Our inspector said most likely it is the gap in the foundation that has allowed water to seep through, but worse case, the sewer line is damaged and needs to be replaced or sealed.

I just had an inspection and the fire inspector noted that my extinguishers were all part of a recall from Kidde.

Funny thing is this isn't a code driven test but it seems pretty standard among the inspectors. 

Have a foundation inspector ready and keep your inspection contingency a short as possible.