Remediation arrived today and will put dehumidifiers in the space.

Even simple stuff like locking the door at the end of the day or turn water off at the main shutoff were a challenge. 

I then have 10K in reserves for unexpected stuff (if I'm using my 20k savings, I'm sure there's a formula for how much I should actually have).

None of this 100% Purchase w/80% rehab formula stuff.  

Just trust your instincts on this stuff...which is why you went here to check. 

It stinks and this stuff is spreading like a disease.  

Actually most stuff built after the late '80's has some sort of HOA in the Vegas metro.  

He's a driver so also stays in hotels often and isn't at home as much as other people.One benefit of me renting to him is that I was going to leave most of my stuff in the unit to rent furnished and will grab what I am ready to take slowly.

What is unethical ( and possibly illegal) is making the seller withhold material information from his bank so that you can profit in violation of his contract obligation to so inform his mortgagee under the implied covenant of good faith and fair dealing.”LOL, seriously, why do people make stuff up when evidence is presented that proves their position incorrect?  

Also remember it will take time to get them done, during which the home is vacant and not on the market.People shop with their eyes-so many don't care about stuff that is really important (plumbing, electrical, roof, etc).