That gives you a larger window for profit and makes your offer seem more reasonable.

Needs new roof, pool, windows, updated kitchen, etc...

The issue I have is that you're using BP as a sales platform.

How are the windows on the property and how do they compare to your competition?  

You should reach out to @ken Rishell on this platform.

I called several lenders and one was 75% LTV, one was extremely slow so I pulled the application, and another was 80% (who I went with).The refinanced property had everything practically new (wiring, plumbing, kitchens, bathrooms, decks, etc.) with few items less than 5 years old (roof, siding, furnaces/AC), but the windows were 10 years old. 

The property is in disrepair and continues to deteriorate with weathered & rotting wood, broken windows and is in need of lots of rehab.

welcome to the BP nation, this is a great platform to network with likeminded individuals such as yourself, take the time to advantage of all that it has to offer, educate, locate, due diligence, and launch, keep posting but most of all keep sharing

Seems I'll need a bit more revenue out of anything within city limits to account for the extra taxes, and need to figure out exactly what the HOA fees cover.Also, I'm wondering if my maintenance/capex estimate can be a bit lower on TH and condos since there's less to break/wear than a SFH (ie, fewer windows, less in the way of sidewalks/driveway/yard, no roof cost if it's a condo where the HOA covers it, etc).

However, you can tell by looking at the windows in that corner, cracks in outside brick wall, and checking level of the floor.