Louisian myself, I say as the others that your money will be best spent for the basement.

I'd say a typical set of furniture lasts 3-4 houses before it's all sold off as part of a deal.

Her fear is that you say as is but with inspection... that you will lock them in escrow for a month, then come back for repairs.. 

I'd say a roof is.Did you rely on the statement in making your decision?

This is where I was having dificulty deciding if a well thought out business plan would have the same impact for a real estate investor as it would for say a small restaraunt owner trying to get funding.

It should be the mentoree's responsibility to repay the mentor in kind.I would bet you that most good mentors do not want any money for their services but would say (as Jesus did) "Go and do thou likewise".And that would be enough payment for the mentors.

A less intrusive approach is a househack but with a separate entrance say a full studio/1-bed/ADU above garage under the single family lot.

I'd say a bad flange seal for the smell.

As an apartment building, which is how it sounds like it is being managed, I would say a 10-12 CAP but condition is a huge wild card.

Unfortunately any GC that says he can tell you exactly how much a project will cost on the spot is saying so with one of two mindsets:1: Say big numbers so he’s safe2: Say a number that sounds good with full intention of asking for more money when you are 60% through the project.