If I buy a 4 unit and know that everything is functioning (on some level) but past it's prime I already build in the capital cost right away to replace it in my offer.Many insurance will not insure older buildings for great rates if the roof, electrical, and plumbing has not shown to be all replaced and updated.

He said nothing major, roof on one side needs to be looked at & the deck needs to be redone.

Real owners who have real tenants just don't talk that talk, they talk more about how old the roof is, when they replaced the HVAC, scammers don't really know RE that much, they sell hipe. numbers and potential.

Really inexpensive and can mount them in trees or along the roof edge.

We had a situation last month where a neighbours aging silver maple was rubbing the shingles on our roof.

I had a 2 month project that included 2 layers of siding ripoff with new vinyl siding install, all new windows including basement, 3 layers of asphalt shingles and the original cedar shake and then new roof, paint interior, finish removing old structure, some new flooring, some kitchen and bathroom remodel among other areas.

I did this on a place I just sold that ended up needing a new roof after the inspection.

Lane it doesn't really matter what they're asking, what matters is what the value is and since you'll live there that is definitely going to be different than a typical rehabber would pay.Here's where I'd start;1) What would a freshly rehabbed house in the neighborhood cost (you say about 150-165 let's say 155)2) How much are the repairs going to cost(at least ball park this one for now) we'll say 25K(8K roof+12K interior updating and repair+5K landscape and exterior)3) What kind of a discount do you want for doing the repairs instead of just buying a rehabbed house(15K not enough for a rehabber, but you're not trying to make a living at this just get a better deal on your personal residence)So 155-25-15=115K would be my maximum I would offer based on my hypothetical repairs ect.I would assume for the discount to be that much below the ARV you've stated that either the repairs are substantially more than 30K or they're trying to get a bidding war going to drive the price up or your ARV may be off.

In additional 5 of the 7 buildings had new roofs installed within the last 5 years.

I've seen rough hewn timbers for support beams before (floor or roof) but never a raw log!