Hey everyone,

I'm in deep due diligence on what would be my second turnkey property with the same provider, and I've hit a major snag with the foundation. I could really use a gut check from some experienced investors.

Here's the story: The seller's initial inspection report on this property came back with several red flags, including "multiple issues with the foundation" and a number of "cracks in the exterior walls." An earlier engineering report I saw even used the scary phrase "structurally significant settlement."

Obviously, I asked the seller (the turnkey provider) if these issues were fixed.

In response, they just sent me a brand-new engineer's report from last week, from the same company as the first one. This new report sounds great on the surface. It says the foundation "appears to be in stable condition" and, more importantly, that "previous foundation repair efforts appear to have stabilized the structure." It even specifically says "no corrective further foundation underpinning is warranted at this time."

So far, so good, right? It sounds like they found a problem, fixed it, and got it re-certified.

Here's the massive red flag.

I emailed my contact at the turnkey company and asked for the documents to back this up specifically, the invoices, scope of work, and the transferable warranty if any for those "foundation repair efforts."

Her response was: "We made cosmetic repairs months ago and there is nothing else to do at this time"

This has set off all my alarms. Cosmetic repairs (like tuck-pointing the cracks) would not fix a "structurally significant" problem. 

So now I'm in a bind.

• The Engineer says it's stable because of "repair efforts."
• The Seller says they only did "cosmetic repairs."

These two things can't both be true. Best case, the seller rep is just misinformed and the real structural work was done (but I have no proof). Worst case, they just patched the cracks, waited a few months for it to "look" stable, and got a new engineer to sign off before the real problem comes back.

I've sent a follow-up email demanding clarity and the warranty paperwork, but this whole thing feels off.

What do you all think? Would you walk away from this? Or is this a normal part of the process, and I should only be worried if they can't produce the warranty?

Thanks for any advice.