Stairs are the only way to get in, no grab rails in the bathroom, ramps that are too steep, etc.From what I've read, all commercial businesses/buildings (including ones before the ADA was passed) have to comply with the rules, unless it would be outrageously tough to fix (like installing an elevator in an already built building).Are all these local business just not complying and taking the risk, or am I missing something? 

Like you said, it was a strong seller's market then with steep appreciation, multiple offers, way over-asking price offers, escalating clauses, appraisal gap coverage, buyers waiving all contingencies, etc.

I'm the VP of a roofing company in South Florida and work with a few good PM companies on a regular basis, a lot of bad ones too.There are good and bad PMs in each of those companies. 

It should have some sort of a cap - surely they aren't taking 15% of a roof repair or expensive plumbing repair...The management fee of 10% during selling is also ridiculous - are they taking a commission when the property sells?

Would you jump on this, or is the premium too steep?

There are never full photos of the mechanicals and basement and roof line so you will never have even a bare inkling of what the potential repairs will be.

I’ll also call code enforcement and check the county records just to see when things like roof/hvac have been done/permitted. 

NEVER did anything to it except a roof.

Glad you are setting aside money, but if the HVAC is 20 years old, or the septic system has never been pumped, or the roof is 25 years old, etc; you will get hit with a cost before your build up enough set aside.How stable is the other tenant? 

No guaranteed way to stop a determined, experienced thief:(Only deterrents that push them to easier jobs.The roof may be a good idea - until they figure out the just need a ladder to get up there and a rope to lower it down.