I have heard of another investor that will only ensure it for the ARV price.   

Interest prepaid for 3 years.Let me know if this sounds fair.

Fair Housing Act), state (e.g.

Getting the math right is really important to ensure you get cash flow.Good luck as you begin!

On the foreclosures I have purchased, I looked at it and gave what I thought was a fair price and me still make a decent profit.  

I've only worked with one guy in the area, but I thought he was excellent, fair pricing, and very thurough.http://www.fleshmaninspections.com/default.htm

Replace the wax ring and ensure it's sealed properly.

@Jason Dammer It is hard to make a fair assessment on this scenario without more information.

FWIW, it is fairly normal in Denver to have it listed as a 4 bedroom, and to indicate the non-conforming status in the comments.  

They’ll likely realize that they have it good with a landlord that is responsive and that they actually are paying a very fair price.Good luck, this business can pull on your heart strings at times.