The seller says one thing then the inspection comes and it’s another story. 

The last place we looked at was another super run down place, also with foundation issues but at 510 and the sellers wouldn't budge, not on price, not on terms.

Trying to estimate this because the seller has requested the buyer pay all closing costs. 

I don't want to hear after the closing that someone got cheated because he didn't have an attorney.I once bought from a seller who's a jerk.

Actually it is the day of the closing, when the seller signs the deed.

The sellers are offering us a credit on the purchase price, but will not fix damage themselves, nor will they allow us to conduct our own estimates with our own contractor. 

to make a long story short, i have purchased the property in 2016 WITH the violations. seller himself has not said a thing (neither real estate agents both sides, title ....) about the violations.I have recently became familiar with those violations, and as of today it should be in COMPLAINTthank you for your advice, I am now 10X more ready towards this. 

An extreme sellers market.

While I was running, I had been listening to an audiobook on my phone so I decided to call my wife on my earphones and tell her that I was getting tired and I needed motivation.  

As an agent, I have a fiduciary responsibility to my buyer or seller in the purchase and sale of a property.