Roof condition is moderate.

and will that help for all terms and conditions?

1% rule is definitely challenging to find in this market and depends on a lot of variables (price range, condition, condo vs single family, neighborhood, town, etc).Going slightly outside of Charlotte (Concord, Gatonia, etc) like @Joshua Davis did.

They might be negotiating with quick close conditions and needing cash buyers.

For example: you install a air conditioning unit in 2009 and depreciate over 27.5 years but then it fails 10 years later in 2019.

I was hesitant due to the conditions and the existing tenets.

What condition was the property in when you acquired it? 

The whole house needs a deep cleaning, fresh paint, doors replaced and an air conditioning unit.

I've toured the property and it's in great condition.

- Condition of the 2br 1ba is very poor, and not being able to see the inside makes it difficult to fully estimate repair costs.