She was mad because of the repairs we went over with her at the pre move out inspection and she was acting it up.

With this being said, I would like to have the ability to walk into a property and analyze it's potential repair costs.

They are very mom/pop style and couldnt really give any specifics on other expenses besides electric 30, taxes 270, water 250, so i estimated vacancy, repairs, cap ex, management, insurance, etc.

looks like you no longer have this issue.But in the future if it happens again what's been mentioned so far - screen the new tenant, fill out application form, collect app fee, and have all existing tenant sign.IN ADDITION, make sure the existing tenants and new tenant understand, and include into the addendum if necessary, that all claims, damages and deposits are shared by all tenants from this day forward.That means if you see a broken window and need to charge them for repairs tenant C can't say oh it's broken before I moved in.Or if tenant B moves out and six months later you charge a deduction in the security deposit on a hole in the wall behind the couch he says the hole wasn't there when he moved out so it's not coming out of his deposit.At the end of the lease when you refund the deposit it will be a check to "A B and C" jointly regardless of who might be there or not at the end of the lease. 

There are already statutes and regulations regarding fraud and deception in real estate transactions.Educating people who want to be educated is fine, but if a governing body restricts the pool of ready and willing buyers, more properties will go to foreclosure and sit on the market longer.Real estate investors perform a vital function in every jurisdiction: putting properties back on the market, in good condition.Many of the properties they buy could never pass conventional lender's inspection because they typically require tens of thousands of dollars in repairs that most homeowners do not have or cannot do themselves.Additionally, many real estate investors near metropolitan centers can access almost an unlimited pool of funding to buy and remodel properties if the numbers work.From contract to close, the time can be in as little as 3-4 business days.The delay is mostly waiting on title companies.So when flippers mail letters and post cards to owners saying they can "close quick" and "all cash", that is a fact, not fraud.Of course, realtors will recommend you list your property – that's how they make money – so they are self-interested, which makes the report biased.Maybe next time you can have a "flipper" on you show for balanced reporting.The idea of anyone feeling "pressured" by getting a post card or flyer is ludicrous.If the homeowner doesn't want to sell, the solution is to throw them away.But the idea of "there ought to be a law" is equally ludicrous.If there are bad actors committing fraud, the answer is to enforce the laws already on the books.Out of all the properties posted for sale every 1st Tuesday of the month at the trustee's sale, a very large percentage never make it because they are bought by the very flippers you disparaged.If not for the real estate investing community, cities around the country would look much, much worse.My biggest complaint with your report is that you completely failed to get the rest of the story.Your editor needs address this."

Solution 1: I was thinking of using HML in order to fund and fix 55k-58k (Repair Cost 15k-20k)and owner finance the rest.

We haven’t had an exact quote for the repair cost yet-our contractor is walking though next week- but my question is: if we do purchase this house and repair the structural issues what do we have to disclose on the resale and would having structural issues previously, even though it’s been fixed, affect the resale value negatively?

I doubt this is the case with your purchase price and after repair values.The 60k cash value will pay you well if something should happen and allow you to reinvest in a new property.

Couldn’t not tell the location but maybe add some brackets and new lumber to beef it back up like a sister joist repair.

I would be living under the same roof, different unit.Property numbers that I've thought about:Listed price: $79,0003 units (currently renting at $425, $450, landlord/$0) - month-to-monthRight across from school, in a Class C neighborhood, street on nicely kept residential with regular police presence, but sketchy loan places within 5 minutes and crime map is full of "disorders".House built mid-1800sMonthly ExpensesTax -- $138.75Insurance -- $62.50Utilities --$60.00 (split with girlfriend)HOA -- $0Vacancy -- $60.00 (5% of the time or unless I really mess up Valentine's Day)Repairs (cleaning) -- $100.00CapEx (replacements) -- $100.00Prop.