House is in fairly good shape, built in 1980, tite roof built with permit in Dec 2009  closed in Feb 2010, and one portion of the roof is flat (ugh).

We have some old LVP that is oak tone and it is really dated, even though physically it is in good shape.

@Kenneth HynesIf the wood is in good shape and you are doing the labor yourself, I believe you will get the best value by refinishing the floors.

We will alternate who goes to oversee the store every other week.Improvements we can make:Store is in bad shape.

I'm going to sand and paint the current kitchen cabinets because they are in great shape and could save a lot on my budget by preserving the current ones. 

Maybe this is normal but it seemed ridiculous to expect someone to keep their job(s) and pay rentSince it seemed I was left with no option except to plan on getting prepared to pay March and get the house in good shape so my deposit would be returned and bite the bullet.

Are the piers and posts in good shape of easily repairable?

It's a geographic list, we market to that neighborhood because of turnover ratio.This person decided to sell to me directly because his home was in horrible shape and it wouldn't have shown well on the open market.

Quote from @Brett Johnson: 5-20I think the clearest path is that 5-10 space, once you get above 10 it can get kind of tricky and there could be a lot of conditions.Having a clear picture is only going to benefit, so hopefully you can snag something going into the spring and if rates start to go down a bit you'll be in great shape!

. **** In no way shape or form is this legal advice or agency, I am not an attorney just a guy saying what I would do and sharing experiences.