There is a fine line between constant visits and living there. 

In general, the ones to avoid are the ones that: Don't allow financing or a finance contingency (it can be a good indication they are selling above market value) Don't allow for your own independent property inspection Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors) Require you to pay for any renovation upfront Sell only in cheap. low end neighborhoods Don't accurately represent the neighborhood/property classification Don't have consistent rehab standards for all properties Don't provide a scope of work for the property Can't provide references of repeat investors Require you to close before a tenant is in placeFeel free to reach out if you want anymore insight.

I planned to buy a duplex, everything was going good until 2 days before closing I found out that one of the tenants haven’t paid rent yet for this month, I did a final walkthrough and the place was very dirty, dog piss on the floor and smelled.

My lenders have always provided me with an estimate then 3 days before closing a final version of the HUD with exact costs.

Finishing the work w/ out permit or a passing the inspection puts you at risk of having all the work removed w/ a fine levied against you.

As far as fees we were able to get them to waive the majority due to prior permit, that we could only find a number, but they normally charge double as a fine.

I'm sure they do, but if someone with the power to make an issue looked into it and could prove it, I believe they would have a problem on their hands, in terms of a fine or violation or something. 

@ NikI think whenever you do a final walk thru most time the tenant is going to expect the obvious. 1- they will be charged for cleaning the whole house.

I read over what you said, assuming I’m leaving the top painted portion alone until I repaint with a final coat, how would I get the texture on the bottom half to match the top half?

I would just call the utility and then tell them that on the 6th (if that's the move-in) to go out and do a final reading and then the payment is the tenant's responsibility at his mailing address.Make sure they understand you are the owner, just so you get notified if the tenant doesn't pay.