The existing tenants have mentioned separately (this is an up/down duplex) of smell of mold.This is not difficult to believe if in fact there are these obvious cracks on the home exterior.There is no doubt water/moisture is getting into the home and creating a condition for mold to grow.We had a structural engineer out to do our buyer’s inspection yesterday, report is due out later this evening (11/04/17).Verbal communication while on site, indicated a mutually shared concern over these cracks.The roof appears fine.A wall in the backyard will need replacing as the soil weight has almost pushed this wall over and it is only a matter of time before this thing comes falling over.Boiler may need replaced, windows as there is some clear cold.These are just concerns at this time but inspection report will lay all this out once received later today.I should have been a little smarter in not agreeing to a change in inspection objection deadline when it was presented by seller.My buyer’s agent and I should really have talked this one over, as I realize now that, it left us with only hours after inspection to come up with our inspection objection response and to be honest I will not have time to get bids for any of the extensive repair items which I do not doubt will be confirmed in the report received later today.Seeking any advice that you can give on the following: Would you proceed with purchase of the above detailed home?

The buyer is signing a purchase agreement with me, and she wants me to do seller financing for 50% of the purchase price. 

@JEFF D. wish I could be more helpful to you, I have bought and sold 2500+ units and never had to do a Phase 2.As you finish out your due diligence period, and assuming you will sell this asset at a future date, a Phase 2 could limit the number of buyers in the future so give this 12 unit deal a real close look to ensure it is a solid deal.Good luck!!

Buyers seem to like the look.

Sometimes buyers purchase a distressed situation at a good deal and consider it a transactional cost.

This would also allow us to not have the property change ownership and we would be able to sell right away to an FHA buyer while avoiding the anti-flipping rule. 

Also, often times 1031 buyers and foreign buyers

She said, "yo monkey butt.. if you can get it sold I am all with it".I say, fanfriggintasticI had 3 buyers show up for the inspection, all 3 gave us full offers, BOOM, 18K for moi.What can I say.

@Gray CatoYou're welcome.Here is a gameplan if you want to use direct mail to find deals:1) Attend your local REIAs and network, you need to build a buyer list of investors that will buy your properties and network with other people in our industry.

I've used a HELOC to pay property taxes rather than take from other investments) buy automobile, etc.