If you cold-call potential buyers or advertise the property on Craigslist or some similar classified ad service, you might very well be skirting the real estate brokerage licensing rules and regulations.

The biggest issues related to fridges are that the ice maker dies for whatever reason or the tenant leaves the refrigerator door open too long which results in the freezer over freezing and no cold air getting the the fridge as a result of build up in the freezer preventing proper air flow.

All input is appreciated.I have finally after long years of analysis paralysis  had an offer accepted on a 14 unit.  The seller has agreed to seller financing for a time but now I'm concerned I've offered too much and...

@Dave Visaya Better I visit you and we hang out on the beach with cold drinks!

Cold call, forget sending mail with that budget.

That's usually where people get in trouble, the costs that were forgot/missed/didn't know about.So you create a spreadsheet for your own internal use, and then call the folks who know these costs cold and begin you information and cost gathering. 

Skip Trace and Cold call....no one ever listens because they're afraid to pick up the damn phone and make a call. 

They don't move in 30 days, you place the order with sheriff, but its now winter so its too cold and a blanket-stay is in place until temperatures warm up, 1-2 months delay.

Paying cold cash is different because you don't have financing costs,  but you want to make at least 10% profit or how can you justify the risk.

@Richard Duane McClellan - Dang, that's cold blooded!