Chris Seveney, you wrote"also yes you are to maintain the property but also cosmetic components are not an absolute requirement to get fixed"So in this case, is the patio and or walkway in need of repair?

We never approved these repairs as we were never told ahead of time. 

Or, just keep going as I am, doing delayed lending to cash out after I make repairs and get a tenant in them.

A good painter can Spray pretty good if he has the proper tip , good quality paint, and at least 100 jobs done prior to yours.So many factors involved,  are you protecting the flooring,  changing colors a lot lots of repairs done prior?

How much money do you have for a downpayment and for repairs?

@Lucas Schlund there are logically, 3 options:1) Buy Cash: PROS: You can get better prices on houses because you can close faster with motivated sellers and buy houses that need repairs to qualify for a mortgage (less buyer competition)CONS: takes the longest to save the funds2) Use Rehab Loan:PROS: Same as #1CONS: more expensive loans:---FHA 203(k): not that expensive, but must live in the property for 12 months before renting---DSR Rehab loan: relatively expensive and may need experience to qualify3) Mortgage on Property with Cosmetic Repairs:PROS: easiest & cheapest to doCONS: lots of competition, so can be hard to find a "deal"PM us if you'd like to discuss these in more detail.

Conduct thorough property research, hire professionals, and understand repairs.

I do about 150k a month there in repairs and reno, even I get taken advantage of once in a while.Good luckIMO stay out of it, let PM handle.

This demonstrates the buyer's seriousness and commitment to proceeding with the purchase.Additional Clauses:Subject to Sale of Buyer's Property: If the buyer needs to sell their current home to finance the new purchase, include a clause making the offer contingent upon the sale and closing of their property.Specific Repairs or Improvements: If the buyer has identified specific repairs or improvements they want completed by the seller, include details about these requirements as conditions of the offer.Review by Legal Counsel: Consider having the "Subject To" offer reviewed by a real estate attorney to ensure all contingencies are clearly defined and protect the buyer's interests.Final StepsNegotiation: Once the offer is submitted, be prepared for negotiation with the seller.

This way, it's highly unlikely they could keep that close date and do repairs, but if issues come up, you could ask for a credit instead which wouldn't push the close date back at all.