Now I am selling my stocks at a loss to get my roof replaced.A great property has come on the market fitting all of my criteria, all I need is the down payment.

.,  Further, buyer agrees to indemnify and  hold seller harmless from any loss or injury occurring on the property.   

I only consider fire and water flood an emergency(a snake once too), most items can wait until I call the owner and get an approval anytime there is a repair.

Every month ask your PM when you get your operating statement what the charges are, and why the items are breaking and continuing to be replaced.  

Bob -- Sorry, I didn't see your request for the calculation, but here is how it is calculated:Capitalization Rate = Net Operating Income / Purchase PriceNOI = Total Operating Income - Total Operating ExpensesPurchase Price = The price paid by the investor for said property.You can see the exact breakdown and each line item by clicking on the Orange Button under the thumbnail photos.Please note that these cap rates are calculated using the property's income and expenses to derive its 1st year financial performance. 

Everyone one of these items are negotiable and in the end your looking for mutual ground.

I like individual pieces as the quality and speed is so much better.Also if you have an issue with one item breaking then it doesn't affect everything potentially like an all in one does. 

The health inspector is there because the tenant wants the items taken care of.

You could make an offer contingent on seller providing notice to terminate to tenant((I wouldn't endorse doing this though), or you could offer to buyout the tenant and just eat the initial loss upfront.

This owner is hoping to close on 17th as they are moving out of state after going through a very tough loss of life.