On the 30th day which is in a few weeks you may want to reduce the price by usually 5% which is $11k so you may actually fare better taking the deal instead of possibly spending more in holding costs and losing more money if you continue to rack up days on market. 

Roofs, Plumbing, Electrical,  HVAC/Furnace. 

I am thinking of getting a hard money loan, but interest rates are through the roof!!

Replacing pretty much everything... new roof, kitchen, bath, AC and flooring What was the outcome?

I was worried about the slab foundation and flat roof.

I cannot tell you after buying a property how many things come out of the woodwork like roof repairs, electrical repairs, new hot water heater etc. 

In the words of famed real estate mogul / investor Barbara Corcoran:"If rates go down just another percentage point, that's what I'm hoping for by year-end, prices are going to go through the roof...Everyone will come out and buy.

CR had put significant $$ into renovations so these row houses were really like all new - roof, appliances, gutted throughout etc. it was understood that many of the rentals would be Section 8 which is a good secure investment.

Then we had a bunch of cap ex (roof, water heater, appliances) all needing to be replaced within a 2 year period.

I think that roof design will cause you future grief. pass.