The foundation also was repair with 12 piling put down.

I would agree with J's assessment and pay close attention to the items he showed that you missed - demo, finish carpentry, rough plumbing/ electrical, etc.The other thing to make sure of is the major items - HVAC, roof, electrical panel, foundation, etc. loos like you are wanting to do a new HVAC system so J was correct that your entire combo price for heat and cool would be around $4k which you estimated higher.Time to get that offer in!

If the property is in a wet location, you risk foundation damage by not routing the water properly.

One that I did restricted the homes to permanent foundations allowing for FHA loans.

However, there might be problem with the roof and major termite issue underneath the bathroom, since the wall in the shower was opened and the tenant just put something like a sheetrock there, it wasn't fixed properly, so water can go down and cause major damage to the subfloor or the foundation, which would greatly increase the rehab cost.The tenants have been living there for over 23 years, they don't want to move, (a couple in the 50s with the dad in his 80s) so they don't let me in to do the inspection.

It does have foundation problems but a foundation guy told me he could level it for around $4,000.

This property is located in Denver, Colorado, and this unit is on a slab foundation.

Permanent foundations.

So IMO, that leaves foundation, septic and roof.Thomas Quinn Man I wish you were working out in my area!

As the guys were digging up the foundation for the French drain they accidentally struck and damaged the main sewer drain.