(There are plenty of end investors that would take advantage of that seller ignorance as well, which is why listing on the market with an agent is the best case scenario and offloading a property directly to a wholesaler or an end investor is the least preferred path for a seller.)Following the law and acting ethically are not always the same action.

And I am always refining it, a continuous work in action striving to achieve the mirage on the horizon called "perfection". 10% for PM is a nuts figure, FYI.

Inspectors are paid to tell you bad news but that doesn't mean you have to do everything they recommend.

At this point I’m dealing with the issues as they come and will take all necessary actions that I can to finish the project the right way but the lesson for me is I guess in the future look for the permits pulled for a house over the years and try to factor in potential work that was done without permits and add that as a risk factor.

@Jay HinrichsI recently saw some assets originated in last 24-36 months that were performing but the originator has class action lawsuits pending against them in the state for predatory lending.

We've come across some items that will require repairs such as: Wood rot, couple places but especially one of the outside window frames, needs to be repaired ASAPMold Removal in the Attic, seemed to have a significant amount in thereRadon mitigation, it was 4.4 which the action level is 4.0 Pci/LWe have one water heater not functional and another one that may need replacing soonRepointing some of the foundation, there are cracks along the edges, especially near the gutter systems so we would like to get that fixedIf anyone has any general advice/recommendations on any of the items or if there are contractors that are willing to give estimates, we greatly appreciate it!

A citywide homelessness action plan was recently approved by the city council that places a 200 person safe land/lot location on the outskirt of my subdivision. 

I applaud you for taking action.

Or is there something else that I am missing, an even better course of action to take, if so please inform me. 

Take some action and reach out to your loan officer or lenders today!