If I were writing the offer, I'd evaluate the property based on the cost of this repair by either asking for a price reduction equal or greater than the price of repair, or for the seller to remedy the situation prior to close.

What we did was ask for the seller to pay closing costs, which basically equaled the cost of the roof ($7,500). 

My "reserves" are actually invested in equal parts cash, long-term Treasury bonds, the total work stock market, and gold, which is a very defensive asset allocation that should theoretically hold its value and likely grow in just about any economic environment.

All other things being equal (exact same dollars renting both sides and living elsewhere v. renting one side and living in one side), live in the other side.

Thank you @Yonah Weiss obviously it would be great to get my funds back but at the same time as you said I think it's equally important for others to realize that people like this are out here on the forums and out there. 

So if passive losses equal passive income then the income is tax free.

Wondering can you begin to take distributions monthly whenever you reach 59.5 or older less than or equal to the monthly positive cash flow?

Build your team, boots on the ground are vitally important. 

If you want to live in one of the units of a MF as your primary residence then you would need to make sure that the value of the other 3 was equal to or greater than your sale in order to defer all tax.Example:  If you sell your rental now for 600K and wanted to buy a 4 plex for $800 then you could move into one of the units (1/4th of the building) as your primary because the units are each roughly worth $200K and you would be using 3 of them ($600K) as investment.

In the real life examples I have, total closing costs equal about 3.2% of the $200,000 purchase price, but when I add in pre-paid/escrow items the total settlement charges equal about 6% of the total purchase price.