Figure out estimates for rehab while doing a walk-through4. 

So trying to figure out a way around that.

I figured there would be at least a minimum of 10%, but now I'll be sure to have 20%.

Gota love these situations - I think you need to assess your situation tho, figure out how much it’s going to cost you to hold the property for the month and what it would cost to pay them to leave.

Who would you all talk to figure out what to fix first and what would be most valuable?

https://www.biggerpockets.com/calculators/shared/2...i think 225 might be a bit low for an offer, so i was thinking offering 285 and increasing the rent a bit. also i figure the closing cost might be higher as this is not a residential loan. 

As you have already figured out you won't be able to purchase them all on a conventional loan. 

As far as figuring out operating expenses, if you cannot get a good sense on what the operating costs are going to be from the info provided from the seller, it wouldn't hurt to start talking to some local property managers.

You may not need your attorney for another year, but giving him the time to get his ducks in a row now will make sure he helps document anything that might help later.Also a side note just to put you at some ease...this doesn't have to be figured out for the improvement to begin so don't worry too much about that part of the timeline.

I wouldn't blame the tenant but what I would do is paint the mailbox (and the post holding it up) a random color so if somebody hits it and the paint rubs off it will be easier to figure out who is at fault (as the paint will likely rub on the car that ran into it).