This idea dc is a company town isn’t really true & the company isn’t going out of business, 20% of the workforce is federal government, if they cut 25% of the federal workforce it would be 5% of the region and of course the vast majority are of these people would get jobs in the private sector, not to mention the government will probably have to rely more heavily on government contractors to fill gaps where the cut.

If you can’t flip or refinance in time, while making interest payments to both the HML and the seller, you could lose the deal entirely.As @Twannisha Jackson mentioned, 75% LTV is very high. 

This was also not mentioned until today. 

You can refinance into a FHA 203k or like @Jason Wray mentioned you could even use a Fannie May homestyle renovation loan as well!  

As mentioned above, DealMachine or Propstream is a great resource.

I would mention the damages to mitigate more however and let them know you will be doing inspections in the future because of what you found unless you are always in there anyways bc things keep breaking anyways. 

8%-11% is pretty standard here and as someone mentioned it really just depends on how the company is run.

This is a great question to start with, I appreciate that you mention you're familiar with many strategies in concept.

Seller didn’t mention it, neither did Roofstock.

As someone else mentioned, insurance here is generally less costly than in Florida and other beach markets.