The guy does not see me as a friend (long story but the house I own was previously his baby mommas house), I don’t know anything else about his personal circumstances, and I don’t know exactly what he would need.

As a seller, I would not be giving roof credits under any circumstance without verifiable issues creating a hazard inside, especially not if the roof is less than 8 years old.

Cancel the contract or renegotiate but under no circumstances close knowing what you know based on the inspection.

Maybe even negotiate time to get a traditional loan depending on the circumstances. 

I have the cash set aside, however in this case, I believe drugs, criminals, state police raids and verbal agreements are extenuating circumstances. 

i was at providence little company of mary san pedro for my chaplain training/residency. loved it/providence. still have friends at providence and my most recent manager was from providence mission hills. i (very recently) left my job at Dignity Health - california hospital in DTLA. moved from Los Angeles to Columbus, OH. yea, investing out of state is almost the only option if you're in LA unfortunately, but there is a LOT of opportunity out here i'm finding!

I’d certainly like to find a non-touring job with a steady pay check but they are very far and few between in the music world unfortunately.

Unfortunate it didn't go anywhere. 

Unfortunately they are just soft liners.

Unfortunately for your situation, the less experience you have the bigger that down payment is.Now onto actionable steps: If this is an investment philosophy you are interested in, I would recommend finding part time work in the construction field.