I think the repair time is a minimal factor, or at max 30% of the weight of any deal.Brian Pulaski Yes, every state is different also the financial avenues used on the sell and buy, i know someone who buys a house with all cash (no lenders) and no contingency.

Property #1 - If you have income that has not yet been paid out in repairs, my guess is they will call it income and taxes would then be owed.

Im looking to purchase a group of duplexes that include 10 units on 2 acres and need someone to complete inspections and evaluation of conditions and potential repairs, does anyone have someone to refer in SE Michigan that could do this within the next 2 weeks? 

My cash is tied up for next few months, and house needs a lot of repairs as well.

Also, do you have enough money stored aside right now, or at least have access to loan funds post-closing for any updates or repairs?

Most people will tell you to plan for 10% in repairs, 10% capital expenditures, and 10% vacancy.

I discovered the pet while doing repairs last Friday.

That takes my cash flow from $4.30 to $200.18, (of course after cap ex, vacancy, repairs, property management, P&I). 

Not a huge deal, however, if there was any sign of it I would have to pay an engineer to come out to recommend repairs....(...$$).

You have a lot more work with a vacation rental... coordinating the renters, the cleaning company, and there are more maintenance and repairs due to the high volume of people.