Dangerous/outdated electrical including hot wires that went who-knows-where, leaky plumbing (water was turned off during initial walk-through).

The electric has four meters.  

But neither can be accurate if they don't take into account the floor plan, condition of the mechanicals (electric, plumbing, HVAC) and structure (roof, gutters/drainage system, foundation, doors, windows, walls, woodwork, special features) and furnishings (cabinetry, floor coverings, window coverings, appliances, lighting fixtures, plumbing fixtures) and land (zoning, location, yard size, landscaping, fencing, nearby attractions/distractions).

For air conditioning in this scenario, you could install a ductless heat pump if there is sufficient demand.Regardless of your choice for heating system, you will get your best bang for your energy efficiency buck by improving the building envelope (air sealing, additional insulation), which may necessitate the addition of a ERV/HRV to maintain air quality in a tighter building ... but it may also allow you to use a smaller boiler/furnace to condition the building.

Don't waste energy on anger.

Meaning that even if we shoved into one of the energy efficiency programs out there that go for higher LTVs, we'd still be stuck with PMI, it wouldn't make sense, and it would have taken an appraisal fee and a bunch of hassle on her part to arrive at that conclusion.So, I told her to take the $14k @ 8%.

The gas and electricity had been left on all winter, and the home was in perfect condition!

That's why I am constantly going to continuing education every year.In his huge report he writes: Plumbing, Electrical, Windows, HVAC Ducts, etc., does not conform to today's standards, and needs to be repaired or conform to code by qualified licensed technicians.

The deal consists of 4 duplexes built in last 3 years with all new features, all electric HVAC/Heat, on acreage with septic system/well.

Will need an estimate for roof, demo/drywall installation, pluming, hvac, electric, flooring.