Commercial banks simply wont do this.. if your not willing to PG they are not willing to loan.. they feel your not standing behind your project or your name etc..  

The damn window wont even roll up. 

Banks wont usually do assignment.  

ARV= 167,767 (I used Propstream for Comps kinda iffy because the home is 3bd 1.5 bath comps I've found are 3/2 and not within 10 years of house built in 1985)Repairs- I've estimated to be 16,200 using sq footage 1080 x $15 for moderate repairs she hasnt lived in the house since 2011 Seller has mortgage balance of $93,852I've adjusted my profit to 5k to cover mortgage however using a offer calculator these were the numbers I got:first offer 76,990 second 81,801 max 96,237Besides offering the seller a cash offer which with the first two offers wont help her any what other options should I present to this seller?

Or not fully understand that the properties I'm looking at wont cash flow like I'm thinking. 

It will be cash flowing but I wont be gaining equity.

If you are using numbers that are guesses, or hopeful....then you wont get an accurate picture of what the true cash flow is.

Talked with the HOA, they wont touch it until I have a plumber come out and do an investigation to find the source.

My son and I were having a real estate discussion this afternoon, and came up with a question that we weren't sure how to answer.If you have a rental house that is fully depreciated, and is then destroyed - natural disaster, fire, bulldozer, whatever - and then the land is sold, is the depreciation recaptured?

You likely wont be able to include a financing contingency in you purchase contract.