If I used hard money for the down payment I don't think I could cover the mortgage and cover the hard money loan and if I borrowed down payment and rehabbed it and refinanced I don't think I could pull enough out to pay back the initial 20%.

They are 1600 sf ranches with walkouts basements 3/2, covered deck, granite, tray ceilings/archways, etc. 

Rented out rooms which has covered the mortgage.

Wanted to do an FHA but the appraiser said the bilco doors needed to be repainted, about 15 ft of baseboard was missing the covers, and a shutoff valve was leaking.

There are a number of financing issues/requirements that you'll need to cover off to get mortgage ready.

@Yaniv KehatAny title insurance Should cover, and require the seller to pay for, any code violations.  

Let's just say hypothetically it cost $2,000 and your assignment fee is to be $12,000 then why don't you negotiate with the buyer that you will cover the cost to repair up to the quote received.

. $50 won't even barely cover a scratched up door from an excited dog as it's parent gets home.

After some research, I found out that DC has a program which would cover 70% of the cost!

I know I can call and ask, however I also know that if the wrong thing is said they won't cover your proposed claim.