Just don't make a promise you can't keep - ask them to hold the financing for much longer than you expect to need it.

(foundation and roof) It is relatively flat has a creek at the back of it.

Put those numbers up here and I'll tell you what I would pay for the place.TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and Ops (my personal minimum is $150/roof/month)InsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. (8% represents 1 vacant month/unit/year)

Put those numbers up here and I'll tell you what I would pay for the place.TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and Ops (my personal minimum is $150/roof/month)InsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. (8% represents 1 vacant month/unit/year)

Such as new roof, carpet, counter tops, electrical cox, and paint of course.  

But, if you have to replace the roof, HVAC, upgrade electrical or plumbing, etc., that number may be low.

If you are doing like roofing, siding, foundation work, or anything "big" the cost obviously jumps up quickly.

Can anyone recommend a roofer for flat roof in So Cal foothill area? 

You're also going to need to stay on top of financing to leverage your investments for optimum returns and risks assumed.

New roof $5000.