What did they damage that was $60k?  

I found a seller selling a home that had damage to the front of the house due to a tree following down on it.  

The existing mold problem is almost certainly caused by the downspouts dumping water at the foundation, something we will address immediately after closing, but we saw a puddle of water in the middle of the floor, plus water around the perimeter of the basement. 

@Nathan Hillier thanks for your advise, and I'm buying in Oklahoma, but when I start looking the prices were fine but now that I'm ready to start, the prices are higher on the ones are pretty much ready to go, they just need cosmetic work.But cause is my first deal is kind of difficult to take a decision and find the best way to make it, but thanks for your help guys and with all the advises I will make it happenTks

You getting $25k back after closing is going to cause some 1031 issues I believe.  

So my experience was that I had less than a 1% chance of getting a tenant I liked, and maybe a 4% chance of getting one that was not a major problem, and a 95% chance of a tenant who would cause all kinds of problems and drive me completely crazy.For me getting a phone call in the middle of the night with someone screaming about their toilet not working is just not something I can live with, but if that type of thing does not bother you, and you can go on day after day and not let it get to you.

Just make sure it’s not damaging your property in a bad way.

The fire dept put the fire out to minimize damage by the fire.

It was also a surprise because this was a "as-is" property and when we got in we saw there was extensive flooding damage in the basement.  

Only Tier 3 requires annual inspections because it "requires excessive city services, poorly maintained or managed, may be at a higher risk for fire damage".