thank you for the quick and straight forward reply!

@Brandon Miller thank you for the quick response and PM!

These are big ticket items that were planned for but if the planning took place too far in the past, a roof that was quoted and budgeted for $80,000 now cost the HOA $105,000 that $25,000 has to be made up quickly into the HOA bank account.

If they are professional, they can explain this quickly and easily.

A quick Google search should get you headed in the right direction.

However if you're getting a great deal on the property to begin with, maybe don't be snarky at all... have your agent get their handyperson in there to fix that stuff up real quick.

I learned that you have to ready to write and offer quick in this hot market.

Needless to say, I messed a lot of things up.Some things I know for next time:-make sure to include security deposits credit and prorated rent credit in the purchase contract-make sure to keep all addendums that may be needed saved on computer for quick access-get all the necessary documentation for rehab funding from the contractor before going into contract on the property (my lender needed his insurance, workers comp, experience, etc. and I was not able to get rehab funded in the loan because the contractor would not send this to me and it was too late for me to find another contractor)-check that title has gotten the documents correct before they are sent over to the seller-take pictures of the house during the walkthrough for insurance purposes-check for flood zone early on -give yourself a realistic timeline for closing-check reviews on title company before choosing oneDoes anyone else have any recommendations? 

You money seems like quite a bit now but it will get eaten away quickly with living costs, holding costs, etc. 

Well at the time just that house was a deal because it was hard to get into a house with this many people coming in and buying a property as quick as they were so for me to get the that price on that house and close the deal was a deal now it's worth three four times as much as what I paid.