I do this to make my offers more incising to the seller, and have all intentions of purchasing the house AS IS.

Every lender is different, as is every appraiser, so you really can never know ahead of time exactly what they might be looking for in condition, but like the example I made above I know FHA will Call out peeling paint and hand rails so I always warn buyers and sellers ahead of time to expect to repair them.

Current expenses provided by seller:3000 tax3200 insurance6900 utilitiesI add in 3000 for repairs (5%) for current 8 units, 1644 for vacancy (5%), and 3288 property management for a grand total of 19729 operating expenses.

I'm searching on loopnet and found a property that is only listed on loopnet. the number provided by the seller look good, seem to be better than roofstock.

Private seller .  

I dont know my daughter is an agent there.. and my wife has been going on showings with her.. (  9 1/2 months prego)... and my wife has 30 years at this game.. and from her perspective its still quite robust.. we put an offer in on a rehabber this week and there were 23 other offers seller was going to take the best 7 and counter those tomorrow..

Seller financing will probably be your best bet

Thank you @Alex Presnell, I will see what I can do with the seller with that in mind! 

.- Seller offers to owner finance the deficit in the appraisal of 20k.- Seller does this by offering terms of a loan and is willing to take second position behind primary loan.  

The buyer/seller had ego involved, so the $0.25 couldn't be made to go away.