Do your best to find some lenders that are VA saavy to make sure you are uncovering all the potential benefits that are open to you.

The best way to explaining this is for you to download an IRR calculator spreadsheet or build your own simple one and play around with one.For what its worth most deals I deem meeting minimal IRR standards is 13-15% but you have to dig a little deeper to uncover the real placements of cashflows and capitalization events... and then dig even deeper to verify the assumptions such as occupancy, rent increases per year, and what reversion cap rate was used.Again I don't look for IRR cause its manipulated a lot instead I look at total return on a 5 year basis.

Sometimes trying to save $50-$100 will cost you thousands in uncovered claims.

It turned out to be a disaster after the rain uncovered way more than we all thought.

All of these problems you have uncovered is a bad sign, most likely they are others lurking around.

After it’s firmly under contract, I’d recommend taking an experienced CRE investor through it to try to help uncover everything that could go wrong.

Issues like peeling paint, broken windows, outlets/light switches uncovered would not pass inspection. 

Apply the deposit and refund the remainder or charge them for any uncovered expenses.

But back to original comment, if things are moving forward, I would lay out that you would love to stay involved in the deal with an ownership stake for uncovering the deal, and then let the conversation take it from there.

At some point you’ll uncover a good one.