The weather is beautiful and the food is good.

I'd also verify that with a final walk-through a couple of hours before closing.I'm assuming that there is no such clause in the P&S, but if there is, I think you can sue for specific performance/breach of contract.Not to rub salt in the wound, but this is a perfect example of where a good buyer's agent is worth his weight in gold.  

They did a beautiful job of rehab and listed it for a fair price.

will depend on your area, you will need to perform due diligence. deals don't fall out of the sky, but you will need to go find it. tell everyone around you what you want to buy, go knocking on doors, speak to investor friendly realtors.Basically, the more people you speak to and network the better chances of you finding a deal.Make sure you know how to run your numbers to make sure you found a true deal.

*You can BRRRR the property in either case by performing a refinance after the repairs are made.

Hello,I am a twenty five year old Engineer graduate from Texas Tech, married with a beautiful wife and, living in Weatherford TX (76087 zip code.)

And When I took over my current Multi family property I had to make it clear with the current tenants that I would not allow them to perform any work on the property.

I want to be able to roll up everything into something that I can hand to my accountant and use for generally keeping tabs on the property's financial performance. 

There are plenty of examples out there across the country of beautiful 100-200 year old neighborhoods with parks, and tidy fronts, and aged buildings well maintained.

Does your cousin not have performance details about expenses and net cash flow?