Averaging 40K profit on our deals right now and have not used a penny of our own money on the actual deal.

The good thing is, you will be reimbursed every penny you've paid once the auction is held for the deed (assuming someone bids on it).

Because I am going to purchase this property, the town will come out to inspect it before it issues a CO.  At

Here in Texas if you don't use all of the seller contributions that's money that goes back into the seller's pocket, so if that's the case I'd suggest using every penny you can toward your closing costs.As far as your numbers go, does your market support rooms for rent?

I'm a strong believer of every single penny should not be spent if it's not necessary, and our real estate is being built on top of funds of every penny that we have saved. 

My question is do I spend the money to replace it not knowing if I will be able to recover that money or do I give it a new coat of blacktop and use that as a negotiating item with a potential buyer.  

Please contact me I can help, I had the same issue initially and now over 25 years later I have been fortunate enough to develop a method so I don't a penny out of pocket unless I choose to.  

If they need anything I like to place a new poly-stain coat or Rust-Oleum® Cabinet Transformations®Carpets---bedrooms only if I have to.

Basically they lived a simple life and saved every penny they could.With their money they purchased real estate in Hawaii:Year 1 – studio and 2 bedroom condoYear 2 – 3 bedroom condoYear 3 – Sold the studio and purchased a 1 bedroom condoYear 4 – sold the 2 bedroom and purchased a duplexYear 5 – sold the 3 bedroom and purchased a SFHYear 14 – in the process of selling the duplex to purchase an apartment buildingHighlights:*By Year 14 their net worth was about $800k.

People either vandalize them or steal the copper.