They will wash and treat the structural elements that are still sound and replace those that are not.

@Sam ReddyI wish your software could help me choose the best bottle of wine to help me wash away my pain point. 999 more to go.

Cash buyers generally push prices down as low as possible with the promise of closing quickly.

This could push the operating expense ratio into 60%-70% range or even higher depend on management.

I've noticed that roofing contractors in the area are pretty busy and they are pushing to get all their projects wrapped up before winter right now which can have an impact on price.  

We are finding from our projections that the UDFI tax is almost a non issue as you also get to take depreciation on the financed portion and they come out to a wash more or less.

What I am looking for is possibly an investor/partner to give me that push to get started.  

well living in Washington is great.. beautiful place. however there is an aggressive push to implement rent controls and there is a new law in Seattle to force landlords to accept the first applicant for an apartment.

Or would I need to try to push some sort of personal loan for cash from an acquaintance?

stick to the agreement. no closing until the lower unit is vacant. push back your date and renegotiate the price if you have to. seller's aren't holding up their end of the deal.