I just fill out the seller's disclosure and tell everything I found and fixed and don't hold anything back.

Purchase price: $8,500,000 Cash invested: $3,450,000 This property was acquired from a motivated seller at a 20%+ discount to market value.

Needs to be brought up to spec by seller before bank will finance.  

If you're licensed and acting as a fiduciary, you are required to use the TREC promulgated form or another form approved for use by TREC (ie TAR) unless the seller or buyer or their attorney requires the use of another form. 2. 

Purchase price: $8,500,000 Cash invested: $3,450,000 Off-Market Acquisition Overview This property was acquired from a motivated seller at a 20%+ discount to market value.

There will be some customary fees that hit seller side, but this is may vary state by state.On both buy and sell, you will have things like wire fees, maybe underwriting fee, etc, but these tend to be minimal.Holding costs: HOA, if you have one.  

Your lender will need you to move in within 60 days.So how do you get the seller to deliver the bad news?

Open to seller financing options.

@Sham Haile you should look up the Tenants Union & RHAWA websites to review the notices and requirements for how notices need to be provided to tenants when a seller intends to sell a property. 

Sellers or JV partners may value a hands-off partner who can handle rehabs.Start with a Strategy: Whether it's BRRRR (Buy, Rehab, Rent, Refinance, Repeat) or simply flipping properties to build capital, define a clear path for your first few deals that aligns with your long-term development goals.