No one is expecting the wholesaler to have exact estimates when presenting their deals.The point is that she can't ignore it completely and then wonder why people don't think her deal is good.

That way you are investing time in learning about FL as an investor and as someone who expects to live there.

Of course, you don't so expect it to be costly.My client and I decided to pass but, again, it had been a worthwhile experience for the owner/seller with his 7 year tenant. 

Generally, how much more should I expect to pay in interest rates, fees, and down payment?

I’m from the West Coast so I have no idea what to expect in regards to pricing or best locations.

Use the upgrades however do not expect shingles of any quality to realistically last 35/40 years. 25 year shingles will safely last 15 years depending on the climate, attic ventilation, direction roof is facing etc. 40 year might last 25 but that may be a stretch.Metal would be preferred longevity wise however cost prohibitive for a rental.

Also depending on how aggressive your investment strategy your expectations for each metric will differ.Additionally, I t’s important to evaluate the IRR in conjunction with other metrics.

Dan I sent you a PM, I haven't received the contract yet, but will expect it soon.

On the other hand if it is non-refundable, then the tenant won't be expecting it back and therefore the previous owner may not need to give it to you. 

In speaking with one of the neighbors I learned that the owner is in an adult facility and not expected to return.