Great job. 

I'm sure they do a great job.

Some questions I have:- Are mistakes common on a Radan test?

Make them a partner in your property. 8-12% is common.

The only issue is my job is 2 hours away from the triplex, by September I was looking to transfer and find another another job down where the triplex is   When I apply for my loan would i be able to apply as owner occupied?

Thus, the speculation of the trading cap rate (the most common way multifamily real estate is valued) is just that speculation. 3.

Lots of rehabbers here work day job and go do their work nights and weekends when city inspectors are sleeping.#3 I'm guessing if your friend did it, it was when prices were going up faster. 

The other great advantage is of course the growing job market, as well as a lower cost of living compared to other cities.

Specifically, there's job growth (Intel, Honda, Amazon, Nationwide, etc) and the population is growing (unlike Cleveland or Cincy).

Agreed,Should have been removed during rehab process but sometimes it can be missed.Rehabbed hundreds and many times the crews miss stuff so not completely on the seller.I always tell our investors to have common sense when doing a building inspection.Anything that can affect the long term sustainability of the property like foundation, roof, mechanics, HWH, furnace, electrical, plumbing is on us.Any cosmetic stuff that won't really affect rent or cashflow is up to negotiation.If investor is adamant on being fixed, we will fix but at a cost.There is no such thing as perfection on 50-100 year old homes.The demographic in my area also doesn't require perfection.If they do, we don't rent to such folks and advise the suburbs which come at a 3x monthly rent compared to the city.The tree should be removed by the seller and foundation addressed.Doesn't look too major to me anyway.Thanks