So they now own a house that is rented and the rent covers the mortgage payment by a ration of 1.25:1 or so and they have 5k extra in their pockets and their Heloc money, which they only needed 75k - 80k of - so 100k HELOC should be plenty - was enough. to get through the lifecycle.Do not let them drain their equity from primary and just sink it into a project. 

We just need help getting in, the payments are covered!

Even if you have enough for a down payment and closing costs, there is always a chance the furnace or AC goes out the first time you try to turn it on (typically this would be caught by an inspector), or some major damage happens that insurance doesn't cover.  

Make sure to find a good property manager who manages your type of property before you purchase, or have enough cash to cover the consequences of it. 

The seller can't cover these repairs before closing but has offered to credit the repair costs at closing instead.

It is a liquidated amount covering only part of Landlord’s damages—for Landlord’s time, effort, and expense in finding and processing a replacement resident.

But during inspection of the attic, the bottom of the roof decking and the rafters were black from a long ago fire (5+years). 

I had a property tented for termites, which broke some concrete roof tiles.  

Also in your area that is a little rural if its well and septic makes sure those are checked by professionalsif it has city sewer make sure you do a sewer scope on the line running to the street.. and of course make sure roof is good etc etc.and for sure you can offer what you want to pay.. they may not accept it but its up to you.also ask title company to give you current owner.. and if you want simply make a back up offer in cases the wholesaler cant close this happens a lot and you get a better deal. 

If the fixes are cosmetic or minor, that’s a big plus, but if there are larger repairs (roof, plumbing, etc.), ensure you budget for those.