The major factors like the roof, furnace, plumbing, electrical upgrades, and foundation repairs are all examples of costly expenses you'll want to inspect before closing the deal.

I'd suggest trying to finding someone here with nothing to sell or through local networks that will give you some free advice before paying for a course.

Do you know what the costs should be? 

During that time they supposedly found a leak which was beyond the scope of the maintenance  and i had to pay a plumber to come in saturday morning while the guests were there. thats on top of the "deep clean" which cost $300 and was somehow done in a couple of hours. 

I found out who did it for them and the cost was 1/4 what they charged at the workshop.They also offered a deal, but I didn't feel ready .

"Off market" can be good if it fits into your strategy of the time and effort outweighs the actual cost savings.

Check out FilePlace, where user-created forms are available for free.

Here is some ballpark costs from a recent closing, ignoring costs directly associated with financing. 

I'm also a Reatlor® and work almost exclusively with investor clients, so this is my area of specialty.I recently began working with Account Closed and his team because beyond just taxes, they also advise and provide valuable services such as cost segregation studies.

It seems there is a significant discrepancy with the cost of housing (very high) and rent (much lower then the cost of housing).