Remember  banks will send out an appraiser  to determine the worth  of the property  before they release funds.

One of my properties I have amazing tenants; granted I do many nice things for them in return but they are amazing nonetheless.As an example they gave us a hand made gift basket for Christmas with candles, body lotions, wine, etc that they made.

They will also have fund control which means you have to float the cost of the rehab until the fund is released by HML after verification of your work.

I did receive some good advise to make an offer pending the release of the financials but wanted to get some more thoughts before I move forward. 

I if we remove carpet, drywall kitchen, flooring etc.I paid a few of my guys who volunteered  a large bonus,  did demo  for about 3,600 including the full body tyvec suits, masks, and rental equipment. 

It is your property, you rent to whom you chose not simply the first warm body through the door that qualifies.  

You might want to also address any potential release provisions on the front end ( say if you are selling a house from the parcel).  

I wrote a book on this which was released in January called Cashing In Tax Free.

I have been very fortunate thus far and have a beautiful wife, 2 young daughters, a healthy body, a career that many would consider very good, but I don't have a passion for my work.I recently read Rich Dad Poor Dad (surprise surprise!) 

But sometimes, if you post at a bad time (no body on the forums, or too many new posts), your post will get pushed down to where no one will ever see it.