I toured it but found that it would almost need to be an actual rebuild since the foundation is cracked, the roof has a tree growing out of it, and just about every surface in between is painted or ruined by former tenants.

New roof, new windows, new siding outside, new HVAC system, new pipes and wiring, etc.

Roof was supposed to be 3-5 years old and was covered in pine needles at time of inspection. 

My cold caller identified this lead and I wanted to see if I could come up with a creative finance solution in addition to an all cash offer in order to give the seller options.Location: Fresno, CABuilt 20104bd, 2 bth, 1600 sqftARV= $415kTheir current asking price for an all cash offer= $390k Their mortgage balance ~120k, interest rate is 4.51%Roof is original (14 yo), HVAC is new (replaced last year), no other updates or major repairs that he's stating.Situation:The husband states his family of 7 has outgrown their current home.

I definitely recomnend more doors under one roof but there is a lot of overpriced property being marketed at this time.

You could also go a condo/townhouse route which could still have repairs but generally it is internal (no roof, sewer line, etc.). 

Look into the condition of the roof too, as it might need some TLC after all these years.

A lot of the major components are brand new including roof, siding, furnaces, A/C, flooring.

(zoning, flood risk, insurance, roof age etc)  I also call the listing agent to gather the age of most important things if it is not listed. 

I own a rowhouse in Baltimore that I'm renting out and my neighbor's roof has a hole in it - a racoon is going through that hole and into the attic space above my tenants' bedrooms and making noise, which the tenant is complaining about.