@Stephan Fequiere while timing the market is not really a sound business strategy, there are a few deterrents to flipping right now.

Would these types of issues be a deterrent from buying a deal that has good #s?

You didn’t post any numbers but I would want it to be at least 25-30 percent below ARV for purchase price and I would still want to do my own Visual walk through.

If the furnace and AC are working we dont need to test run those systems, just do a visual check that they are clean and see if there are signs of potential future failure.

Maybe we run in different circles where different terminology is used, but I can tell you that if you call a loan officer at a bank that does residential financing and say "single-family home", they are not visualizing a 4-unit building in their head.

Make sure you fly to MO and visually inspect the house, have an independent appraisal look at it and for God's sake get an inspection done.  

My real estate background consists of visually building and designing my own homes just for fun...just kidding.

Most Home Stagers can visualize how the home is going to function, and appeal to the masses.

We're going to level out and grade the road but am debating using the millings to 1) make it more appealing visually and more importantly 2) provide better longevity. 

I know it hits her credit history, which is somewhat of a deterrent to not paying. 2.