Some examples of habitability codes are functional toilets, functional sinks, functional smoke detectors and carbon monoxide alarms, weathertight windows and doors leading outside, bathrooms must have a mechanical vent or an easily opened window, a bedroom must have an easily opened window and either two electrical outlets or one electrical outlet and a light fixture and all pipes, plumbing and electrical must be per code.

Paint, flooring, mechanicals, roof (?)

This listing sounds like an non-financeable investment property in which case it should be selling to a sophisticated crowd which requires minimal handholding.Also as a new agent I’m curious on what sophisticated mechanisms you have to sell houses with alacrity for exigencies?

This is a mechanism where the buyer sees their half of the transaction, and the seller sees their half. 

Hi John, if the seller's title company is the most reputable in the area and you have an open line of communication with them, when the listing agent, seller's lawyer, and title company have told me there are no liens it's clear, and I can give the title company the liens exceptions list from auction.com "Most liens are removed after a foreclosure property sale, but certain liens may remain.Here are some examples:Any lien recorded on title prior in time to the foreclosing mortgage.First Mortgage (if the foreclosing mortgage is a second or third mortgage)HOA or COA assessment liens (in certain states)Mechanic’s Liens (in some states)Government liens such as state and federal tax liens, city or county liens, US Government liens.IRS liens (IRS may buy the property within 120 days after sale at the price paid at foreclosure sale)Code Enforcement Liens, Environmental Liens, and Utility LiensChild Support Liens"to make sure the title insurance would have coverage for these exceptions, the list from auctions.com, would it still very worrisome to use their title company?

Downside is, renovation is cosmetic, and the building's mechanicals are old so things like heat are on me and I'll have to factor yearly maintenance costs.

Basic stuff but basic stuff that takes up an agents time to get to you such as current rent, market rent, mechanical ages and things like that.Over the last 10 months gone over about 1,100 properties for investors.

However, these properties generally have a lot of land improvements that qualify as well as certain portions of electrical, mechanical and plumbing that can qualify.

I'm 30 and just changed careers from Mechanical Engineering to Software Development.

Know the mechanicals.