HVAC, roofing, foundation, plumbing, electrical are all mechanical items which would sway a deal. 

what kind of shape are the big and medium-ticket items in - roof, mechanicals, appliances? 

Everything from the window choice and wrapping to the flooring decision to the layouts and general roof pitch.

Roof, A/C, kitchen, bath, windows are all updated as of 1 year.

Then charge her pet fees, pet rent, additional deposit and additional rent for the extra people and demand a 2 year or longer lease.Then you can get them a second room and find a place that allows dogs.Red roof Inn is cheap.Maybe just do a couple nights while the bathroom is being redone and have contractor work around them for the other stuff Tell the contractor you'll give him a bonus if he can work longer days and finish sooner.

Complete roof inspection of flat, shingle, and metal roof.2.

@Kenneth Stump hi do you know any good handiman in Danville roofing company to recommend?

Getting a 6% instead of a 6.5% doesn't save you squat if you have to bid $30k over asking with an appraisal gap and then replace the roof 6 months after you buy the property because you had to waive the inspection. 

Some of the rehab costs were too low (central ac 4k but did not account for duct work), needed a new roof (not included in their rehab estimates), etc.

A lot of times, depending on city ordinances,  landscape overgrowth, on the home, on the roof, on the sidewalk, garbage near or around the home,  just to think of a few things, can result in violations and fines from the city.