Only thing to lose is the monthly cost and if I get no bites I can just sell.

Fast forward a few months later--the house has been completed and despite being in a new job making substantially more than the amount she previously made, she now finds herself with the prospect of losing her down payment of $17k with only three days left to close!

If your contractor and the current tenant showed you enough to make the deal a "no go" for you, then you should be able to terminate the purchase agreement (and only lose the DD money...in NC).I like the idea of getting quotes on making the repairs, and presenting (still, within the DD period) the seller with the problems, quotes, and a request to reduce the price by $xyz....or, you could just decide you don't want to deal with the property since it has xyz issues.  

I don't want any lenders to lose money.

I don’t know your market but make sure this is a deal you wouldn’t mind losing to someone willing to self-Insure the ac units.

If your tenant base doesn't lose their jobs then they can continue to pay their rent.   

The two benefits to this is you have good equity in the properties right from the start protecting you from any future crash and you are locking in debt that will remain the same for term of your loan.Either way, you will not lose.

Average days on market 10, tons of cash sales with quick closings, profitable AirBnB, square foot price ranging $235-$335 depending on area…Off market is really difficult to find but I would lose the “resort” area, search for an off market in a good area, rehab it and then AirBnB it.

Obviously, they lose out on some prospective tenants who want a full year lease, but it seems to work out well for them.  

@David Cozzi I recommend reading The Millionaire Real Estate Investor by Gary Keller and Never Lose a Customer again by Joey Coleman.