If I was having an addition done, I would consider dried-in state - foundation, doors/windows in, framing done, roof in place and shingled - as 50% complete.

A SDIRA likely won't help either because there will be a lot of restrictions around using that money for your own projects and if you violate them the IRA blows up and you also have to pay the tax.A better bet may be to borrow the money from your girlfriend's 401k.

I bet both parties would like to close and I doubt the deal will blow up over a small concession.

inside the unit inspections on rentals has been only on accpeted contracts for the last 25 years that I have worked in the rental property space.One 100 unit property i brokered even at inspections it was only 25 % of the units they could get into and it was only kitchen and bathroom dry rot.. 

If the roof is leaking you definitely want to dry the house in first.

'On on before' then with an exact date specified seems pretty cut and dry then but contacting the title company and your agent would be best, agreed.

The leak was in the dry wall and it is a Copper pipe. 

OR be a very good sub trade working for high dollar jobs  Not blow and go rehabs on a very tight budget. 

It blows my mind!

The basement is partially finished, but the big pieces I need help with are updating a half bath to a full bath (add a shower), turning a dry bar into a wet bar (adding a sink), and moving bit of hvac ductwork.