Transfer Tax 4.1%), and potentially triggering the "due on sale" clause in the mortgage at a later date should the lender find out.The Seller is willing to make this adjustment, but they would like to include a contingency clause that I would be responsible for reimbursing the cost incurred for the agreed upon repairs if we are unable to close on the new agreed upon date Jan. 15, 2018.

I would have my attorney send them a bill and request reimbursement.

Insurance reimbursed me for nearly $5,000 of the sewer issue so I was really out only $5,000.After that initial fiasco, we set aside all rent money and never paid for another repair out of pocket.

We had such a hard time finding contractors willing to deal with the extra hoops and time in getting paid that we paid for the repairs out of pocket and then submitted all needed paperwork to have it reimbursed to us (and then the mortgage company sold our mortgage MID-CLAIM, so it took over seven weeks to finally get our money back, so I can see why some contractors were like "no thanks" when we contacted them.)"

Ryan, I love the idea...so much so I just emailed a lender about doing that on the 14-unit property.As I understand it you still need to finance the improvements out of pocket, but at least you are assured that they are wrapped into the loan ahead of time and get reimbursed...or does the bank send payment directly to the contractors?

For 18%/month (due to volume), our PM does the following (and more):1 - Vets the new tenant2 - Handles all emergencies3 - Handles the rent collection4 - Handles collection5 - Handles evictions, including going to court if needed6 - Goes to court with us if we are the plaintif7 - Handles the building departments8 - Handles the CofO...and maintaining the CofO9 - Handles all repairs/rehab needed...this could include when the property is 1st purchased10 - Handles the transition (repairs, cleanup, followup, etc...) between tenants11 - Pays up front for CAPEX and other repair/rehab costs and we reimburse through the rents until they are whole12 - Keeps track of all of this online where we have total access.13 - Provides online access to tenant for communication, rent tracking, timelines of events, etc...that we also have access to.14 - Auto deposits cash flow into our account, and auto transfers rent from tennent's account.15 - ...and more...Your time should be spent analyzing, negotiating, finding properties, finding partners, finding more funding, managing rehab on flips, etc...

My guess is double net with tenant reimbursing for property taxes, paying the property insurance and interior maintenance/short-term HVAC maintenance/parking lot sweeping, trash and utilities directly, with landlord responsible for roof repairs/replacement, structural repairs/replacement, and parking and HVAC replacement. 

I'm not sure who would be willing to renovate the home she speaks of while waiting to get paid and reimbursed for material costs at the end of the project.

I would review the lease agreement that is in place and ensure it says something about tenant does not have permission to make repairs or that the landlord is not responsible for reimbursement for unauthorized repairs and look the current owner of whether a formal authorization was given.

a) I could use my cash and submit for reimbursement checks frequently.