CapEx is comprised of large, irregular expenses that need to be taken care of every couple of years (new roof, new kitchen, plumbing/electrical overhaul).Here's an unwise approach:"My roof is 15 years old and has approximately 5 years left.

Added a half bath, new stain less steel kitchen appliances, and the roof is a year old.

I'm making my second ever offer on a property tomorrow and would like to hear from pro wholesalers, what are some things you say to sellers to absolutely get the contract signed. the property has good curb appeal great block, needs some work on the roof, plumbing, and electrical, floors, and updated kitchen, and windows.

I'm hoping to get some input (I've on an offer given the following:South Central Michigan - Desirable school districtListed for $130,000On market since Aug. 2104 without price reduction~45 years oldOriginal furnace in both units (works well but old - not inspected yet)Roof is ~20 years old (OK condition but old - not inspected yet)New windows in 1 unit, original windows in other (aluminum - good condition - not inspected yet)Unit 1 needs cosmetic work (deep cleaning, minor drywall patchwork, painting, carpet replacement/cleaning in several rooms)Unit 1 shorter term tenantsUnit 2 is pretty clean and nothing needed by way of cosmetic repair.Unit 2 has long term tenantsBoth units rent at $825 per monthSelling agent cited "income potential" for firmness on the price.Based on the repairs that are needed, my gut feeling is that $130k is too much.

I've survived a roof leak for over 18 months that kept 3 rooms flooded in inclement weather.

This was in probate in 2010 and rented thereafter and is now for sale.The seller actually had a 4-point inspection done in 2011 that shows: HVAC and Compressor (2007), roof (1998), hot water heater (1990), and electrical wiring ROMAX throughout the house.I'm googling ROMAX as I'm not sure what that is.

Owner has installed new roof and new AC in 2005.

That landlord is going to hate life when that guy falls off a roof or sets a house on fire.So OP find us however you can but get references and make sure the contractors insured and has workmans comp. 

Looking to have electrical, plumbing, kitchens, bathrooms, possibly windows and roofs as well.  

New roof, siding, central ac/heat, water heater, lights, carpets, toilets, counters and faucets (they are not gold btw) in bathrooms, paint, lots of new trim and finish items (vent registers, baseboards, etc.), and full clean up of yard and exterior.