I was considering making an offer of 400k or so and let the inspection reflect all the issues then ask for credits since I know he won’t fix them.

I'm also considering fixing the well and getting off city water, this would be a savings of over $50k after all the well inspections, service and water testing.

Tenants can see during the inspection that there is no AC and accept the property as heat only.

.), the only way is to get in there and get real facts. past that anything that's been in a rental for 14 years, is most likely torn up. i wouldn't count on upgrades from 2005 to retain value. not saying it's not possible, but i would start from scratch and then add the upgrades in only after inspection and as a bonus only. if i can help in any way please let me know.

Closing cost of around $ 25k-40k  along with inspections ( mechanical , plumbing , electrical , structural .

I inspect the property only AFTER I get an accepted offer. 

I don't always do home inspections personally, I don't feel I need someone to take a picture of something and tell me this needs to be further investigated by a professional lol. 

Hello,I am in the process of purchasing one of my first properties that after the inspection I found out a lot of garage problems.It has bad roof, rotted wood, the garage door is old, the garage opener is not working (the electricity cable is cut), the concrete is in bad shape...

I know that it has something to do with the inspection or appraisal.

Once we inspected the property we were able to bring a safety hazard to the owners attention and negotiated a stipend for solving that issue.