In these scenarios will banks consider the termites as unforeseen and re-negotiate on the price since they will now probably have to disclose it or would they just rather re-shop it.

@Carter Jones given your circumstances that you describe, there is no reason not to work with a good, reputable turn key company.

The 1%+ers had many unforeseen problems that ate into my returns and my sanity over the 10yrs I held them.

Hi BP, My name is Blake.As I'm writing this I'm nervous, excited and above all else ready to start a change of pace in my life and the circumstances I've been in for the past 25 years. 

State laws, and circumstances vary (how the property was titled/vested, etc).....talk to a local probate attorney to see how it can be done, then decide.

But only use this in very specific circumstances because investors typically don’t like catch-ups, and I don’t blame them.  

So you should be fine.Sincerely,ABC Accountant"Now I am 99% sure they don't qualify for the 'partial exclusion of gain' exception AS IT WAS INTENDED (They plan to repurchase in the same town, no health issues or other extenuating circumstances I'm aware of)....that "ABC" is so confident in - or seems to think is a flat rule that broadly applies to everyone.

How are unforeseen conditions and change orders handled.

There have been a number of unforeseen repairs, which is somewhat to be expected after renting the home for 7 years.

Ive worked with borrowers even in the sub 6 range, however each deal, borrower and circumstance is different