Any chance you have per-unit average prices broken down by classes (A, B, C, D)? 

Everything is broken down by the price of a line item in a given zip code.

Door was broken. 

I know the refi and disposition fees when broken up between all participants seems small, but it is large dollars for sure.

If you are trying to use the "Delayed Financing" exception a couple of things you should keep in mind, #1 you must have paid all cash for the property (no borrowed funds for purchase) and no liens on the property #2 you can use the maximum LTV allowed for purchase of property (ie. for an owner occupied property 97/95% LTV or non-owner occupied max is usually 80-85% LTV) #3 must refi within 6 months of purchasing the property (so for the most part you are going to use the purchase price plus improvements rather than the new appraised value) #4 property will have to qualify condition wise within the lenders guidelines, so no major work should be outstanding like broken windows, holes in the roof, ect. 

My last attempt was no exception, seller wanted 5 day inspection on what was billed as primo condition 20 year old property, he blessed me with a 6.5% cap rate and "misstated"Expenses, followed me around during inspections telling me over and over how the neighbor next door is ready to purchase if i dont, never mind the failing brick siding, lack of house wrap, broken, non working windows, rotten decks,etc,etc.BUY IT NOW ask questions later cause there are 10 people behind you who will be happy with making zero for 3 years!

I am hoping to find someone who has broken the surf I know I have plenty to learn but I can only read so many more books until I have to just get that first deal under my belt.

When we had a broken water pipe in our concrete foundation slab (will never buy another house on a slab - lesson learned) and the house needed water remediation we discounted our tenant's next monthly rent payment by the amount of the hotel stay after they provided the hotel receipt.

I'll try to avoid asking "where does a multi-family investor buy a set of toe nail clippers?"

In the process of doing this BRRRR I had to deal with a broken water supply line at 6 am, a roofing contractor that didn't do a good job and left my roof leaking in various spots, and a call from my new tenants saying that the house was flooding because apparently, as we found out later, the plumber didn't weld the copper supply lines to the shower valve correctly and water was coming out from the wall.