They also have preferred relationships with lenders.Unlike the firms more commonly referred to as "turnkey" operators, however, Roofstock does not renovate properties before sale, nor do they run in-house property management.The upsides seem to be that:Their marketplace lets you search, filter, and analyze many properties across the Roofstock markets more efficiently than any single turnkey operator or marketer doesTheir properties do not carry the typical turnkey markups, which may leave a bit more meat on the bone (these tend to be rental properties owned by institutional investors)The provide much more complete and useful data in their proformas, with the ability to easily tweak assumptionsThe downsides seem to be that:Properties are provided as-is and likely haven't had a complete renovation, so repairs and CapEx may be higher with their properties (though they do disclose details and expected useful life on big ticket items like the roof and key mechanicals)You lose the "one neck to choke" benefit of turnkeys, though they do assign advisors who are available to assist you throughout the process of closing on the homeIf you are familiar with Homeunion, Investability, or Mashvisor, they are all worth a look for comparison. 

All kidding aside, you don't ask your dentist for mechanical advice. 

The process of building a model yourself also is a good exercise in understanding what the mechanics of a deal are and allows you to customize your own process.Once you understand the process then using a more advanced model makes a lot of sense.

@Michael Hayworth And I have heard that permitting is not a big deal in Texas, of course, I am not from there nor I have ever done any business there, from what I've heard, they only want mechanical and electrical done correctly, never heard of any asphalt shingle roof repair needing permits, nor interior walls, or hanging cabinets, alas, CA does, I mean, what's the worse that could happen on an improperly installed roof?

I often times see higher repair requests in these areas because tenants here expect a certain level of mechanical and cosmetic readiness. 

He cancels it because i hadnt pulled the mechanical permits.

Does anyone know if you can also use a 3rd party for the building (Plumbing and mechanical) inspection? 

On 2 story home plans for sale online, many of them do not show placement of mechanicals or a chase for them.

You'll then also want to have an idea on cost for bigger things like roof, windows, foundation issues, electrical, mechanical, plumbing (well/septic?)

One thing I would keep in mind is that some municipalities will allow the use of mechanical vents for things like sinks so that you don't need to tie them into a vent stack.