The final numbers have to be delivered to the borrower 7 days prior to funding, not 3-5.The Initial disclosures used now (good Faith Estimate and Till) are also being replaced by a combined document that is called a Loan Estimate Forms Set, and have to be delivered to the borrower in the same 72 hours from application being taken time frame. 

Comps in the area peg this property at $25K and repairs are estimated at about $4K.

I say "seemingly" because I don't know what you are budgeting your CapEx to be and how realistic that estimate is.That tenant is what makes that house. 

Hello,I have a 2650 square foot, two-story home (4 bedrooms/two bath) that needs a complete remodel and upgrade, inside and out, plus a new patio cover. Also new flowerbeds and new landscaping.What would be a fair, bu...

As much as our loan officer believes it has a 6.4% cap rate once stabilized, his "estimated market rents" are still $300/month/unit below what the market will bear.  

You need to have a repair estimate in mind, remind them that they won't be paying closing costs, repairs, etc.Educating the seller goes a long way in negotiation, but that can only work if they are sufficiently motivated.

I am a project manager for exterior construction so I don't deal with interior jobs, but you should be able to know at least 80-90% of what needs to be done and what the real cost is through estimating the project.

If you're interested send me a scope of work and I can schedule one of my estimators to bid on the work you have... 

But above a certain level, you may want to see and approve, for example, a written scope of work and the detailed bid or estimate.

If the asking price is lower than the estimated value then you might have a deal.