(I lived in two duplexes and turned one of my residences into a duplex as I was building my portfolio and those were mostly 1% deals)  If however you think the appreciation on that property will be far faster/higher than others expect then it might be worth a leaner deal at 1%, but appreciation plays are mostly speculation/gambling.  

I have been negligent with nothing nor have I been fraudulent.

It is a gamble for both parties, but a good solution if the seller has no equity.Florida homes may depreciate as some of the other sand states, like CA, NV and AZ.Offer to pay minor maintenance to entice the seller, but only 1st 100 dollars or so.

Failure to do so violates the terms of loan and subjects you to the loan being called due Making fraudulent statements in acquiring a loan is subject to prosecution Describing it in "hoochie doll" terms.

With the cosmetic stuff I would be gambling that higher rent to help cover the eventual HVAC and windows, or a BRRR to take cash out.I don't expect the seller to take the offer.

The threshold you are talking about should be the least of your worries and is something you can't afford not to have; do you want to gamble $150 vs $2,500 of potential disaster?

I think you may be gambling a bit on what your future buyer may or may not want...For Example if you get a lot zoned for multifamily and develop plans for a 5-plex and your buyer comes in and his plan was to build an 8 unit apartment... 

There was a pretty high profile case of a couple getting a hefty fine and some jail time over a fraudulent property disclosure here in Florida a couple of years ago:http://www.tampabay.com/news/courts/couple-charged...

As an owner, they would be able to cut a deal with a renter if they wanted to take that gamble for some specific reason (i.e. if it was january and the tenant had a big refund coming).

So many people are wary of craigslist now, due to a lot of fraudulent postings on the site.