Thats something im worried about is when we go to lift the house up what else is going to be uncovered?

But I feel like I could uncover anything I might be concerned about during the due diligence period.

Did you get through both layers or did you only uncover the second layer and stop?

But as i was getting all of my details together to present to my private lender, things started to uncover themselves. the rehab scope started to creep and the ARV numbers that I used were complete garbage because they were supplied by NWA.

If windows are uncovered, you can assess cosmetics by looking through the windows.

Be warned you may be out your 10% if you cannot secure the loan.Also be warned you may uncover a very costly septic, well or other problem.In general my advice is unless you have the cash to cover the entire purchase, and cash to cover major problems you may uncover later, do not buy these types of auction properties.

Inspection uncovered an issue we wanted addressed. 

Have you determined that the other buyer didn't offer $85k, get the property under contract and then it was negotiated down to $75k after there were issues uncovered?

By 'off-market' I really mean uncovering sellers who have not listed their properties OR getting a list of properties that may be headed for foreclosure.

We do not model for those unless it is uncovered as a likelihood in due diligence.