In Seattle, you cannot collect security deposit until actual move in date as the deposit is secured by the Move In Condition Inspection; The Move In Inspection must be signed & dated by your tenants, if not, the tenants can demand security deposit be refunded. 

Also remember that VA appraisals can be strict about property condition.

With shifting market conditions, timelines can make or break margins.What’s your target hold time for flips in today’s environment?

If a carrier won’t insure the property because of the roof condition, the deal can’t close until that’s addressed. 

Since I’ll be working Monday through Friday, I’m also wondering how much weight I should put on condition versus down payment percentage.

Investment StrategyFrom what you’ve seen, what types of properties do institutional investors usually target (price range, condition, location, etc.)?

The caveat is the property needs to be in a certain condition.

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Maybe it can be saved and brought back to a presentable condition. 

Dog toenails, kids, etc. are not an issue, but moving appliances carelessly, or other heavy items can easily damage it.For the lower grade of properties, or older, "original" condition properties, the better choice is Armstrong's VCT tile.