Just wanted to add that I also have a clause about no holes in cabinetry or doors, that it is not considered normal wear and tear, and they will be responsible for full amount of repair or replacement if they do. 

Well, just to start, you are the one buying it not them. 

Typically closing costs are around 1.5-3% of the purchase price depending on buy down points, tax proration, etc.

I'm needing a roof replacement.

I only have the warranties because my real estate agent had it added to the contract that the seller would buy it.  

I'm a newbie investor, in the process of buying my first rental property. 

If it’s worth more you owe him that much money to “buy it” if you really want to keep it “win-win”2) HOW IN THE WORLD!  

@Austin Kaercher What ever you do don't be in a rush to buy property.

I have been mainly a buy and hold investor till now.

Save your money and make plans for bigger buys.