The sentence I don’t trust anymore: “we’ll figure it out after closing”

I'm starting to think the most dangerous sentence in a BRRRR is:

“We’ll figure it out after closing.”

That sounds harmless when the deal is exciting. Maybe the roof is probably okay. Maybe the HVAC has some life left. Maybe the moisture is minor. Maybe the contractor can clean it up cheaper. Maybe the appraiser won’t care.

But every “maybe” becomes real once you own the house.

The part I’m trying to get better at is knowing which unknowns are normal and which unknowns are quietly warning you. For people who have done BRRRRs, what’s one thing you would never leave as a “figure it out later” item again?