So as a buyer you can a lot of times use the inspection findings to reduce the purchase price.  

If not, speak to the main property manager who handles your properties about what is going wrong.

Other issue is whether you can reduce those expenses by managing the building more efficiently. 

Fortunately the smell is reduced enough that just living in the unit provides enough air movement so that it does not smell; for tenant turnover we need to open the unit up prior to the showing otherwise it has some smell. 

Whether you buy the property cheaper, ARV it for more or reduce costs, is up to you.The 70% ARV is not going to change, so you’ll need to adjust accordingly on your end. 

I have a decent handle on the construction and building codes side of things. 

At the end of the day, it would be easy money for a new agent since I don't plan to use the MLS and I'd be the one handling communications, applications, background screenings. 

@Brian WheelerI think you should raise what you think your business model could handle. 

If you can increase income / reduce expenses enough to meet your target appraisal number, you may be able to get the loan size you're looking for.

Most newer properties are built to a higher elevation often raising it above the base flood elevation (BFE) as determined by FEMA maps, and thus reducing the premium.