One solution maybe OS or smaller cities.

This solution is not a $500 fix, but if the rest of the numbers work add this as an expense if it still works. 

While screening alternatives, be clear with your expectations; time of response, repair solutions (new or repair), reasonableness of costs, how do they vet contractors/repair companies.  

Look into Sherwin Williams Property Solution paints.

@Dave....you followed my thought process...exactly....you are on target with your post....your advice and info...very good....thank you ..i appreciate it...Second question thats weighing me down...in the future...i will be looking to dump all the house....and move to Mars where there is no stress...and there is peace...haha....You listed a lot of taxes to pay on one property...multiply by a few houses this is a lot of cash...whats the solution ..for this.....move into each house for 2 years... sell take the cash tax free and move into the nextone and do the same and on and on? 

So if I understand it correctly Hard / Private money is just a quick short term solution so you can make a deal faster and then sort our a bank loan later on?

I am a newbie go investing and need a solution.

I am a newbie go investing and need a solution.

Any feedback/solutions would be appreciated. 

At this point I'm not sure if countering at 92k with no closing would be the solution.