If none are interested I will get with you to see what we can adjust to make this deal go quicker and stay within the best interest of both you and my clients.

If you put stainless steel appliances, tiled floors in the bathroom and kitchens, finish the basement, and put granite in the kitchen and are in a half decent neighborhood, your units will rent a lot quicker.

My thought process has always been pay it down fast, to not only avoid interest payments, but also get higher monthly income quicker.

Simple resolution: you reduce the purchase price by whatever the (missing) AC units are worth to you, and the seller does what he/she wants with the insurance claim, which would be their money anyway.

Updating the exterior areas can be done for pretty cheap and increase curb appeal greatly, giving off that fresh new look which can attract tenants quicker and help justify an increase in rent. 

The wording of the contract says "OFFER TO RENEGOTIATE with SELLER by notifying SELLER on the Resolution of Unacceptable Conditions within the Inspection Period."

I did manage to dig a bit deeper and found out that the municipality of Edmonton has an advisory body still active which offers a full suite of forms which have been legally reviewed by their own real estate lawyers and by the dispute resolution courts.

It sounds like the turn around time will be a lot quicker on the single family.Also, how desirable are duplexes in your area?

If I were you, id high ball everything , sounds like major damage to this house     maybe shoot for 60k rehab, high points on the hard money..... even if you buy cash at 30k +60k + hard money fees + closing costs ... you might be able to squeeze a 10 percent return out ..... if you have good contacts id say maybe It could work ... if you have only done this a couple times , maybe pass on this for something with a quicker turnaround time 

Another way that might be quicker...