You have a duty to give proper (written) notice, and to mitigate the damage within reason if possible.Where is the air conditioner and/or condensate drain line in relation to the wet area?

@Justin Fox - you need to exercise caution with spraying {closed cell} foam directly on the underside of the roof deck as you can both prevent the roof deck from drying (insufficient ventilation) and cause condensation within the roof assembly itself ... leading to premature failure of the roof assembly.

Come to find out, there was a light switch in my son room that controlled the a/c condenser for the unit.

Found out that the HVAC condensation tube was running to the outside gutter drain (previous owner did this) and unsure why this didn’t show on my inspection report... so, the pipe froze and backed up moisture causing the electric pilot to burnout.

@Nick EldridgeI had an A/C condenser stolen once so I got smart and purchased a cage and padlock to protect my brand new A/C unit...thieves broke into the cage and stole the new unit too.

@Mary Jay big difference between a refrigerant leak vs a water/condensate leak.

Now another property needs a new AC condenser unit.

You mentioned that the bathrooms and kitchen have to be updated, so that's at least $8K-10K of work on 1 side, You need a new furnace, probably a new condenser so that's about $5K.

. - $4,000.00 3) Frame and finish basement - $6,000.00 (with full second bath included will run about $10,000.)4) Painting a property of this size including the finished basement - $2,500.005) Remove and replace all doors (about 10 in this property) with 6 panel hollow doors - $15,000.006) Install HVAC to include Furnace, condenser and ductwork - $7,500 (If the ductwork is already in place we can have a 2.5 ton furnace and condenser installed for $4,000.00(ductwork is the most consuming and labor intensive part of installing a HVAC system)7) Install carpet on second floor(This includes all three bedrooms, hallway and stairs) and basement $2,300.008) Refinish hardwood floor and new color of the stain of for the living room and dining room - $ 900.009) Replace windows with all new energy efficient vinyl windows - $3,000.00I think that's all of the big stuff.

If you consider installing central air, I would put a security cage around the condenser in baltimore.