Thanks for the advice @Ed Emmons, I'm going to call some local contractors and see if I can put together an excel sheet with the correct variables to calculate my initial walk-throughs.

If they stay you'll have additional income to cover a pest control company and maybe even a little extra or they won't accept the rent increase and leave..win win. 

@Anthony Torres, excellent appreciation. 

@Ashley Hughes - I'll give you what I give my buyers I work with (as well as things I've used and other investors and agents have used to win multiple offer situations in the past) of course, they may not all apply or be right for you, but I think it's good to know you have the options!

For some reason I don't see a link, but looks like you've gotten some excellent feedback here.  

Here are my numbers I tried to link to my direct excel sheet last post but it wasn't working so I'm just going to copy and paste.Property Type: Single Family 4 bed 3 Bathroom     Mortgage Calculation Property Price $ 180,000.00     Loan Amount $ 173,700.00 Down Payment of 3.5% $ 6,300.00     Interest Rate5%Loan $ 173,700.00     Loan Length (years)30Rental Income $ 1,500.00 Cash Flow   Payments per year12  Out of pocket $ 1,172.46   Total number of payments360  Tenants Rent $ 1,500.00   payment per period$932.46 Monthly Expenses Cash On Cash Return   Monthy Payment with Tax$1,497.46 Taxes $ 450.00 Down Payment $ 6,300.00   sum of payments$335,685.30 Insurance $ 115.00 Closing Cost $ 3,000.00   Interest Cost$161,985.30 Electric $ 100.00 Rehab Budget $ 7,000.00     Water $ 70.00 Total Investment $ 16,300.00     Gas $ 50.00       HOA $ -       Lawn $ 25.00       Vacancy $ 100.00       Repairs $ 50.00       Mortgage Insurance $ 115.00       Capx $ 100.00       Mortgage $ 1,497.46       Total Monthly Expenses $ 2,672.46       

You'll never win if you quit but if it doesn't work as is then figure out what needs to change.

That is why cash offers always win, because there are many reasons a deal can fall through, appraisals being one.

If you buy something in a good market with good fundamentals and a good property, it's a win. 

Thank you all for your time in reading this.Have an excellent evening!