I can't believe i didn't see the stair gap till recently, i need to be scrutinizing every area with a fine comb (this more on me for slacking/focused). 

I had family who were selling the house as is just to get it out of their hair.

I build all over the country and have never found an inspector that is willing to design, they are only there to make sure you have built per code per print and what ever little wild hairs they have.Keep in mind once you open this can of worms permits will need to be satisfied and the structure will need to be brought up to code and in the future sale of the property the unpermmited work will need to be disclosed.A quick trip down to the building dept will yield a ton of info.

Just hard to get to that point without tearing your hair out.

I would definitely examine the property with a fine toothed comb as $300/year per unit is very low.

If the bank were here in town, but the headquarters`was in KC Mo, and I got that verbage and bid, then I searched for that contractor here in Springfield and didn't find hide nor hair, I'd first think the bank may have a legit contractor from out of my area to come in and make repairs since it is a larger commercial job.

I hope this buyer doesn't get stung too bad, but it sure looks like a rookie mistake unfolding here.Newbies, a few points from some of us "gray hairs".The numbers are the numbers.

Im in the process of trying to find a titling company and was wondering if investors a good referal to one in the Northern VA area (preferable Alexandria).I haven't called any of them yet but figured i should start here first instead of combing through the yellow pages calling everyone i see.

I would go through the financials with a fine toothed comb and question/verify everything.

For instance, being a Realtor, I could comb through properties listed on the MLS, check public records for the owner, contact the owner directly, represent myself sans commission/fee, and purchase a property directly from a seller, thereby saving the seller (you) the commission to the agent who ultimately found me (the buyer).Also, as Greg pointed out, some properties are sold at a price point where a % based fee wouldn't net the agent enough money to spend their time on the property.