This budget works depending on the area you are looking.If you don't like how your agent is performing, then get another one, but ask yourself are you being realistic in your search (An example would be looking for a duplex in Northern Liberties, or Point breeze with your budget and all your wish list items checked.

I called several lenders and one was 75% LTV, one was extremely slow so I pulled the application, and another was 80% (who I went with).The refinanced property had everything practically new (wiring, plumbing, kitchens, bathrooms, decks, etc.) with few items less than 5 years old (roof, siding, furnaces/AC), but the windows were 10 years old. 

This is one of those major items to double check for when calculating repairs and making an offer. 

If your looking at a syndicated fund there are some definite items to keep in mind.

What items will they not cover?  

If it is not heavily marketed yet then usually you can lock it up fast before it goes out to the masses.What happens is usually a 1031 buyer is the best buyer because they are generally paying big taxes if they do not buy something unless another all cash buyer steps in at a similar price.If the property is very competitive that is when I would have my capital markets commercial mortgage person go through my financials and the aspects of the property with a fine tooth comb before even thinking of agreeing to no loan contingency.Now if you have a good attorney there can generally be put many other outs in the contract besides the loan you could use in due diligence to get EM back.My deals we generally put in a long due diligence period that doesn't start until ALL the listed items required from the seller have been received.If your professionals are not helping you with this stuff you really need to think of finding others who have those skills.No legal advice given.    

If they are the owner, the tax collectors are generally very helpful.  

You said it has been listed for more than a month and you still have items unfinished?  

I thought I was in the homestretch but as we reached the final item to check off the list, hail damage, we found out the insurance and HOA is in dispute and the HOA is not giving my lender what they need to proceed--assurance that they have funds to cover the damage or what the  cost of repair is.

Texas and California together export and import quite a few items with Mexico.