I'm just not seeing much risk, but maybe I'm missing something.

However, many multi units are "heated" where SFH usually are NOT, putting some added risk on ME!

Why not spread your risk out to a couple condo complexes in the area rather than 25 in just one association?

So, she suggested that I submit another offer the beginning of February, but run the risk of the bank rejecting it.

What is happening is that banks are no longer loaning (creating) that additional money, the reserve requirement is still 10% (just an example, I'm not sure what it is exactly) but that is the minimum requirement, the banks don't have to lend (create) that additional $900 as they don't want to take on additional risk right now (very rational). 3 years ago, the $700 billion in TARP funds would have added trillions to the money supply (inflation), currently, the banks took that money and actually decreased the money supply with it by writing off bad debts or purchasing other beaten down banks at a discount.

Any home here over 10 years old is at great risk of the AC system going out.

I know some property management companies offer this service for a fee, but i can run the risk of them overestimating the repair cost for their benefit.2. is it possible to finance the repair costs from either the equity of the house, or through some other source that would consider the arv?

Investors are the easiest to deal with, but they are also the highest risk since if the spread is not there then they don't buy.

Next to know risk at all.

My risk was the $10k spread between what I had into it and the buyer’s down payment.