I have adjusted my estimate to $85 a month for snow removal and lawn mowing services throughout the year.

If not, you should adjust your ARV accordingly.

Now when we buy we always assume a replacement & adjust the offer accordingly.

The rents are extremely low at $500 and $600, that area should have rents at $850 to $950 (this is adjusted for the smaller area).

THey all need to be affirmatively waived to keep the deal alive:1) Physical - Usually you get 30 days to get someone that knows the mechanics of a building and either accept the building as-is, ask for repairs or do a retrade (ie price adjust).2) Books/records - Get 30 days AFTER you receive books and records to verify the income/expense numbers you based your price upon.3) Title review - Usually 2 weeks AFTER you get a PTR (Prelim Title Report).  

If I do this, would you pay off the HELOC ($60k, adjustable rate pegged at prime minus 0.06%, full payment due in 2027) or the private lender ($30k, fixed rates between 3.5-5%)?

That might be in the form or layout adjustment, better utilization of the floor plan, or renovations.

Probably more like 10 year balloon, 3 year adjustable, 25 year amortization. 

We now have increased and new risk adjustments that need to factored into every deal analysis.

I found a lender who is willing to finance the 100,000.00 as a refinance at 5% adjustable rate.