The credit impact is likely to be minimal and if I recall once you are over the excellent credit threshold the rate doesn't really change anymore, I want to say that the excellent credit threshold is in the low to mid 700s but don't quote me on that.

I assumed if this was done I shouldn't have any repairs that are not covered by a warranty or at least very minimal in cost.

The seller won't release the P&L until we're under contract.When I plug in an estimated 7% for vacancy/concessions, the deal rocks, but I'm concerned that the current NOI (with high vacancy history) doesn't justify the price of the deal.In this type of situation is it reasonable to make an offer and then get the official numbers later, or is it a red flag that indicates the deal should be avoided?

Even if its a few tiles missing or something minimal. 

Long term your leverage is minimal since interest rates are so low right now. 

Most of the time, the syndication from the local mls will indicate if the property is tenant occupied. 

The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.7.

Indicate that this guest was provided a full refund upon their request.  

A lot of people in your position would buy a move-in ready house with an FHA loan to minimize their out-of-pocket expenses. 

While driving by,    we have observed a truck parked in the driveway and seen the front door open  indicating someone might be living there.