Hi @Chris EhrhartThere are two prices in a negotiation, one is the offer counting multiple factors, mainly Cap rate and visible repairs when is a investment property.The other one is when you do an inspection.You listed 5 items here so I'll comment on each one:- Electric panels, this is likely to be found during inspection.

This is a team sport.

I rather just go straight to the main labor sub who has dedicated installers.  

The cash flow from the properties I am looking @ are low..The buildings are all under performing on what they could potentially get for rent..I see a lot of room for growth and cash flow on these properties, especially with two major projects in the village getting ready to be completed -more jobs and more foot traffic to Main Street are on the way..Carbon copy of Hudson and early 2000’s... Advice, buying a building that wouldn’t maximize for 15 to 24 months ??

That being said rents have flattened mainly because of the supply of new construction in the area. 

The main issue I have is contemplating the baloon payment at the end of the 2nd year and refinancing the remainder with a bank...how can I compute that into calculating the IRR?

Mainly LMLO's are rare, almost non-existant.  

@Tarun Kumar there are 3 main types of real estate investing:1) Wholesaling2) Fix & Flip3) LandlordingWhich one are you interested in?

The main issue is your exit is capped so if your costs go up, your profit goes down.

The main thing I see when coming across this is deferred maintenance.