After some negotiating and working with the listing agent (trying to convince her why her seller shouldn’t walk), we agreed to a $7000 repair credit given in the form of a price reduction to $181,200.

I would start with $50 rent reduction and move up from there to what you are comfortable with conceding.

I've found that many people don't factor in vacancy rates, capex, or other data.Which metrics hold the biggest weight in making your purchasing decision?

I was able to find out the tile roof was done in 1998 and guessing it wasn't designed for that weight and could either be taken down or reinforced.Appreciate the insight!

The marginal to crap properties which is a majority of them tend to sit on the market for weeks and months, gets repackaged or relisted, and have price reductions to try and move the junk.Hope this helps.   

I would think the downside of being closer to the freeway would mostly be more noise, but I can't imagine there would be much of a noise reduction benefit for the attached ADU. 

Seller also used the unit as a rental with a lead reduction certificate back in 2014.  

Even if you start at $500k, you can do your inspections, termite, disclosures etc and then negotiate down. we have submitted offers with investor clients with no contingencies and all cash and then negotiated a $30k to $50k reduction. 

Use your own numbers and don't put too much weight in pro-formas. 

Really dangerous and had to carry dog out and over them as they collapsed under weight and shattered like a dropped planter pot.