Age of roof/AC/electric/plumbing/? 

All the fees I mentioned are things that are needed just to maintain your license.

As Brian mentioned most lenders will require 10-15% of the purchase price as reserves be available in your IRA on date of purchase on top of the down-payment, which BTW is typically in the 40% range.

I mentioned that seller would finance, but certain this is an option we would take or need to take.

Like someone mentioned, the greasy brown nicotine was already dripping down the wall, when I applied simple green it was left night and day.

I would not mention anything about repairs in the reply just that it has been added and I would send them a copy of the updated walk through.At least this will challenge them to ask specifically for it to be repaired.

Besides a cash-out refinance as mentioned above another option is to tap into the equity via a HELOC.

I should've mentioned a bit more about my background. 

Don't get me wrong, I've done very well in C and D areas, but my 2%-ers have all been closer to F and F-.one thing you mentioned that sticks out to me is that you're using google maps to check the area - which I think is a good thing to use to get an idea, but I believe relying on what you see on google maps is a devastating mistake. 

Ask about the age of the roof and systems (water heaters and furnaces).