Does anybody have advice on how to properly adjust our offer price to reflect the risk associated with these unpermitted alterations?

I think lot's of times people do not think about TIME properly.

Make sure it is pressure treated wood, and properly secured into the brick. 

This is Not a “figure it out as you go” project......many times the short sale is doomed when the purchase contract is signed, not considering all the proper factors that a first timer would never have heard of. 

You install a home security system. 

The BRRRR method can be extremely versatile if executed properly.

1) Ignorance of the law2) Ignorance of costs3) Inability to understand and properly measure the risk involved with an investment.

Finished product is to be a properly rehabbed standard SFR and marketed as such.Thanks in advance for any insight and lessons learned!

You just have to plan properly in your underwriting.

That said, you still need to go through the proper procedures to remove the tenant.