Another option is to do an SBA loan and you'll only need 15% down, you'll probably get a better interest rate and 25 year fixed rate on 1/2 of the loan amount through SBA. 

If theyno destroy it I just fix and rent.

I have a town house that I have fixed up and lived in for less than 2 years.

Tonight I mentioned the tread strips we applied earlier in the year and he said he took them off because they too didn't work and water pools in the steps. there is a railing on the stairs and it is firmly in place (we fixed that earlier last year).

Nothing money can't fix, but these older duplex in central SF are 70-100+ years.

First you have to decide what your reason for investing is So, Decide which kind of investor you want to be (SFR, Commercial, Land, Tax Liens, Passive, HML, Multi-Family, Notes, Fix & Flip, Buy & Hold, "Subject To", apartments, duplexes, assisted living, REOs, Foreclosures, Short Sales), etc.

However, would I lose my deposit if my lender refuses to lend prior to the 30 day period because the roof hasn't been fixed yet?

Did you apply for conventional financing or are you doing rehab or fix and flip financing? 

I wondering how a fix up refinance works.

But for all the programs out there seems to me this one for 1,500 would be worth it you know there are going to be others who are probably in good positions to buy this stuff so that means they have ability financially and business wise.compared to say a wholesaling seminar which is the how to get rich quick with no money crowd.. or the fix and flip seminars.. which are a mixed bag of capable folks and dreamers.