For context, I am currently looking to acquire an apartment complex of at least 16 units, whether built by my self or pre-existing. 

(Arc fault breaker’s)I feel that the panels include breakers in the breaker’s must be breakers that are up to current code.Our contract states He is not responsible for “Additional electrical work beyond that specifically mentioned in this estimate and proposal including, but not limited to, that which may be required because of pre-existing electrical code violations or additional work revealed to be necessary as a result of performing the specified work.”He is trying to say the breakers are not a part of the panel and wants to charge for the correct breakers.

If you want to raise capital from non-accredited investors, you need a pre-existing relationship with them.

Unfortunately for you, your purchase does not void any preexisting agreement. 

I have a preexisting relationship with a contractor who I trust and plan to use.

No amount of taxing the rich will ever pay for this plus the preexisting $20+ trillion deficit.

I have found it almost always more cost effective at this point in that area to build than to buy pre-existing.

A 506b (95% of all real estate syndications) requires a pre-existing relationship and a knowledgeable investor.

You could choose to tell the prospect the unit is priced accordingly without the dishwasher or agree to add it in exchange for a signed lease, and maybe $25/month additional rent.If you sign this prospect, it may be worthwhile to ensure your lease says they are renting it "as is" so you have something to point to if they complain later about pre-existing conditions. 

Pre existing ADUs are still to be found in my area, and I come across ones on the MLS that are "hush" units and aren't mentioned because they lack permits.