(We drill deep, so no need to use latex if we have instead drilled 12 ft bell bottom piers to support and stabilize the foundation)

Dog **** on the floor,  rusting cracked pipes in the basement,  cracked foundations, leaky roofs,  you name it. 

I think Texas is a very tough place to buy and hold and Vegas is much better  reason:1. expansive soils in TExas you its not if you will have foundation issues its when.2.

If you ask how much something costs to repair and he/she can't give you a ballpark number they either don't know or aren't confident enough to give you an answer.First things that come to mind that people may not think of:- Crawlspace or Slab Foundation - Crawlspace makes it easier to relocate utilities and do structural repair if necessary now or in the future.- Cost of work required based on current market rates (for example right now electrical work is very expensive in Charlotte metro compared to historical norms)- Are any code issues with the City of Charlotte or LUESA? 

Get a good foundation, Connect with like-minded investors, and then get out there and make things happenImperfect action > perfect planning.Congratulations on this first step!

Also, unless they're on a permanent foundation, the city won't permit them as ADUs.  

Are "major" foundation issues a definite "NO" when looking for a fixer upper?

If the foundation is damaged...roof....plumbing...electrical...etc is not fixed - 20K may not be enough of an estimated cost of repair.  

Manager lives on-site.Ok, those are the things that are positive about the home and community.Now for the things I feel would need to be added/completed/renovated before ready for sale or rent:New gutters - ~$800Laminate flooring in kitchen and bathrooms to match entire house - estimated $500Stove/Oven - ~$600Fridge - $700W/D (optional) - $600Window in master bedroom - $200Ceiling fan in master bedroom - $200Kitchen sink - $200Redo all door trim/paint all doors/rehang, replace or adjust a few doors - ~$500 (just a guess)Add small door to water heater closet ~$100New master bathtub - ~$8003-4 panels of skirting need to be replaced - $ (no idea) but estimating $200Ramp/Stairs/Deck leading to front door needs to be replaced - $1000Landscaping in front - $200Cleaning entire home to make ready for sale - $200I'd like to get a foundation specialist to look under the home (free)Roofing specialist to talk to me about the metal roof (free)I need to ask her about the furnace (forced air) and its age and working condition.I need to factor in about three months of lot rent (at $375 per month) for the renovations to be completed - $1125And I'd like to have $1000 set aside for unexpected rehab expensesGRAND TOTAL = $8925This would mean that our negotiations to the seller would start at $11,075.First, are these figures anywhere close to realistic?

Hey BPgot a call of a bandit sign, He is very motivated because he is moving out, this would be our  first deal. we went to look at the house its really not in that bad of shape, needs a new roof and a couple cosmetics, and a very small foundation crack The arv is 73,000 he is asking 33,000 so its already much below .65%he cant go lower than 33k because that is what he owes.