I already have a job lined up that starts around $35,000 / year and plan on incorporating an LLC and reporting income from side hustles I run through it, hopefully another 10,000 plus but that not until next year after graduation.

On top of that, with how hot RE is at the moment, if I include any kind of contingencies (Home Inspection/Financing) my offer probably won't get accepted.As for financing, I have spoken to an HML, and a Broker - 18 lenders total.

Thanks @Michele B. and @Mike McCarthyI think I'm just going to wait the extra day or so until the report can be viewed by both sides and then see what they come back with and can give towards the repair list.

I recently graduated with two degrees and started working full time M-F while managing the properties time to time on the side along with my PM.

Garage already has its own door entry and windows on each side with 2 solar panels on the roof.

Basically, back in 2008-2013, investors had a lot more leverage when it came to hiring contractors than they do now, and any investor who tried to do this would likely find that they were alienating potential contractors and this strategy would backfire.Long story short, in a hot market, this won't work well. 

Though there are some creative solutions to this and other issues - Fellow BP member  @Dave Foster is the man to talk to about the 1031 side of things, and he has a lot of tools at his disposal to help with all of the above. 

For perspective, the units are 2 BRs in a 1960's side-by-side duplex getting $1700/mo, so they're not cheap units from a rent perspective. 

As a side note, my regular day is spent teaching English at a community college just outside Portland, OR. 

I need to get a new tenant to take his side though asap.