All the exterior had some rough patches, inside all mechanicals have been updated.

Or what does the owner say are some upcoming repairs (roof, mechanicals, etc.)?

There were some pretty big mechanical items that needed addressed, we negotiated for the seller to pay for the repairs at closing and coordinated the work after the sale.

I've lived in Atlanta since 1998 and before that I went to college and started my career in Mechanical Engineering.

I  am  not sure if your reno costs include upgrades to the mechanical systems.  

@Dennis Grundmann My strategy here in Columbus oh is to find properties that have the mechanicals and structure taken care of, windows, roof, but in need of cosmetic updates, ugly kitchens, baths, paint, etc..

Is this a large, plastic wheeled bin empty by a truck with the mechanical arm?

I wonder if there exists a legal mechanism to solve this tension quickly.

Some of the kernels might be real (emphasis on might). 

brought it all up to code, split utilities, rehabed alll interiors, destroyed a few shed on property that was falling down. and new mechanicals and plumbing.