The structural engineer had concerns about my chimney and required me to either install piers or produce evidence that piers had been installed and were under warranty.  

If the seller needs a downpayment, you could loan them the cash for the down,  securing your note with a mortgage against the property.Your friends could buy the house and you could loan the entire amount, securing the note with a mortgage.You could buy the house, retain the deed and let them make installment payments (contract for deed).  

Don't ask the costs.On a house that the former owner did a remodel 15 years ago and replaced all the windows with SINGLE paned windows, we installed all new storm windows.Many of the houses we get already have replacement windows, but even some of them are not that great. 

Price: $230,000 (seller is giving me a $3,500 credit toward closing costs)Total projected income: $2,300/month after accounting for 1 month vacancy per yearPITI: $1,570/monthWater/Waste: $175/monthMaintenance/CapEx: $375/month$2,300 - $1,570 - $175 - 375 = $180 cashflow/monthI'll probably have to put in about $15,000 of improvements/upgrades to install central air/heating and submetering the gas lines before it's 100% ready for tenants.

That same house had a back room on the first floor with an outdoor jacuzzi installed inside. 

I am interested in installing a canopy-type structure over the parking spots for two reasons: 1) personal convenience while I owner-occupy; and 2) provide something that will differentiate the units to tenants (covered parking is nearly non-existent in the area).

We likely could have avoided a month of vacancy and holding cost if we installed air fresheners immediately.

Demo old kitchen, install new cabinets, appliances, floor tiling and backsplash )2) bathroom remodel (demo old bathroom install new tub, floor and wall tiling, vanity etc). 

Carpet is old but well taken care of. 4) Install fridge, washer and dryer. 5) All new flooring downstairs. 

@Jad Boudiab I will document the installation of the alarm system for those who might be interested.