I chose eXp because I like the model that they have and the splits are quite reasonable.

If your business model depends on whether or not the enforcing authority has the resources and political resolve to pursue and catch you, there is a chance you should be reconsidering your business model.The fact that you are questioning the moral implications of this pursuit is a good indication of your integrity.

In doing that, I will modify my underwriting significantly since my R&M & Capex should be lower due to the upfront plan.Repairs & Maintenance: 10% is a good starting point, and I'll back it down based on the upfront reno plans mentioned above.Capex: For me this is really dependent on the age & condition of the property and a lot of the major items. 

Update: sounds like the seller will "try" to have items listed by the local township U&R (use and residency?)

Hi ThereI finally got first investment SFR and now I am under contract, close date will be end of Sep.I get the home inspection reports and attached file is some of major concern items.Since it is build 1994, the home in general is pretty good shape but these few items, i am not sure how much cost will be if i am going to fix.

Losing money forever isn't a business model and probably attaches bells to someone's IRS returns.

After we did the home inspection, the report had a few items that we would like the seller to address or give credit.The condo is 30+ years old and the windows are original - some do not open, some have bcome foggy, and all of them have lots the seal between the dual pane glass.

We've come across some items that will require repairs such as: Wood rot, couple places but especially one of the outside window frames, needs to be repaired ASAPMold Removal in the Attic, seemed to have a significant amount in thereRadon mitigation, it was 4.4 which the action level is 4.0 Pci/LWe have one water heater not functional and another one that may need replacing soonRepointing some of the foundation, there are cracks along the edges, especially near the gutter systems so we would like to get that fixedIf anyone has any general advice/recommendations on any of the items or if there are contractors that are willing to give estimates, we greatly appreciate it!

Big ticket maintenance item repairs are not expected for years - most are within 7y (roof/hvac) or newer (floors, windows, water heater).  

The appraiser will notate all the items but if he lists it as "Subject to" you would need to have them repaired prior to closing.