There are foreclosure fees, title fees, appraisal/inspection fees, late fees, publishing fees, etc.

The biggest issue is that it sounds like you are failing to inspect the property.

I am trying to buy a rental property that looks like it is going to need roof replacement and maybe other repairs after we do the Inspection, we are going to buy it cash and wanted to make whatever repairs needed before I try to refinance in few months whenever I can?

DURING the property inspection... is there suppose to be a tenant present and no one from the turnkey company present ?

or make sure you get a full inspection on the property, but you will have to pay someone to fix and repair stuff, so it is easier to buy new construction. 

If they're ready to sign the lease, we do that in person (even in our out of state properties) and payment is made at that time, everyone signs, we do the walk through inspection and their copy of the lease is handed to them.

Getting a termite inspection every 10 years or so is sufficient and if there is no evidence, why fumigate?

Beyond that, I've paid fees such as inspections, and utilities.  

Be prepared to spend (depending on size) $500-1000 for an inspection report.

Yes I have met some of them when I did the inspection.