A redacted proof of funds never hurts…don’t make them ask.3. 

Of course, we have proof it is coming from exterior source, we mitigate the problem (hole/crack) and spray but anything ongoing is up to the tenant.  

Have a proof of funds and can close quickly.

As for your issues directly we also had this issue and was told by judge to push as hard as possible and show proof you advertised to fill it and do so as fast as you can otherwise you will be the loser but you will be able to collect if you do on the rent between move in and rerented.

Having a pre-qualifying loan letter or proof of funds letters will help you be considered.  

I think it will appraise for what I need it to without the rehab, so I'm thinking I won't need to show proof of funds for the repairs.

@Andy Cross Union bank is more conservative and they like to see conventional applications, you have to show proof to everything unlike Chase bank & other big banks where you can set up your account with a couple of documents and signatures..

Ill save you the time and the bullet holes.

I feel that you have to have proof of concept, not only in theory but also to build the confidence first on your own.  

I have bought proof for $50000 with a tax appraisal of $20000 as well as properties for $20000 with an appraisal value of $50000 and the the first one was a better dealBefore moving forward, you need to get with your agent to get some MLS comps together as to what your property is worth as-is and what the ARV(After repaired value) will be.