We completed the inspection on Friday and the guy that I went with was excellent!! He spent almost 3 hours inspecting a 1257 sq foot home, and I received the full report the same day. (no checkboxes, actually paragraph descriptions)
There were only 4 issues...
1.) (biggest issue) Air was slow cooling (unit is good - only 6 yrs old)... however: I'm in Las Vegas and it was over 100 degrees outside. The temp in the house was 95 degrees and the air filter was extremely dirty. The house did cool, though. I forwarded the inspection report to my realtor and hope that the seller/bank (short sale) will make an attempt to rectify the issue. I would really like them to change the filter and clean the ducts. I think doing that will ensure the a/c functions as it should. What do you think my chances are of getting the other side to do this in an FHA short sale??
2.) The exhaust fan in the master bath does not work.
3.) O-ring on kitchen faucet is bad and causes it to leak.
4.) Knock out plug is still on the new garbage disposal which caused the dishwasher to drain from the overflow.
5.) A few lightbulbs need replaced.
Then of course, I'm painting and changing the carpet on my own.
I'm pretty happy the inspection came back good. It will be even better if we can convince the other side to spend $200 to clean the ducts and replace the filters and exhaust fan.
How should I negotiate this?? I am pretty sure that the a/c unit is fine, but if it's not, I won't have the resources initially to replace it and with 3 kids, I really don't want to be in a home with out a/c. Do you think they'll be willing to put that small amount into it to ensure the sale?
Next step is the appraisal which is scheduled for tomorrow!! I should be through with underwriting this week and find out what my conditions are. Next step is closing!!
My biggest head ache right now is finding an affordable way to get new carpet. the carpets are gross... and the walls are really dirty (rental property with small kids, and I think it was section 8). So, I also have to paint. I also will need a fridge and would prefer a washer and dryer, too.
Any one know what kind of finance options Home Depot or Lowes has for someone with a 700 credit score? Should I just get a store card? And, if I get a store card, can I finance the entire floor purchase or do I have to do a down payment? I also plan on getting my appliances off craigslist, but would prefer getting what I want and not what will work to prevent having to move appliances and install again (washer/dryer area is upstairs).
HELP ME!! 
Here in Vegas, there are so many homes that are for sale and people moving in and out of homes that craigslist is flooded with appliances. I might just grab a side by side fridge for $300 or so and then finance a washer and dryer... or just go with something to tide me over. I can get a newer standard washer and dryer for $200, it just sucks that I'm going to have to move them back down stairs when I get what I want.
I think Lowes has 0% financing but it's only for 6 months. There is a flooring company I went to on Friday that offers 12 months, but of course, their installation is WAYYYY more.
I opened a second checking account with Ally and plan on using that account as my main account, transferring only what I need to my US Bank account, putting both Ally and US Bank debit cards in the sock drawer and keeping my paypal debit card for purchases since I made sure to keep the $200 limit, so I won't over spend and can just keep funds on backup for any issues. I'm really glad that this house is only 6 years old. I feel a little safer knowing that the windows, fixtures, a/c, water heater, structure etc are fairly new. The inspector said the house has great bones and the water heater is excellent. (I know that won't stop them from falling apart, but it made me feel good).
I really hope the bank will cough up the $200 or so to ensure the a/c is really working properly. Small pennies compared to the big picture.
The owner already installed a new hood over the stove. I'm not too concerned about the ducts and filter, but if the a/c is in fact having issues then that's a problem. The only way I would feel comfortable knowing that the a/c is actually working is if the filter is changed and ducts clean. Then if the house cools properly great... if it doesn't then it'll have to be negotiated some how.
Your almost there. Glad to see it all coming together for you
Thank you everyone!
The sellers agent said there isn't a problem with us going in, taking out the filters or changing them and then testing the air. I have also decided to put carpet and tile on the main floor and just professionally clean the upstairs and steps. With a 3 yr old, 5 yr old, and 10 yr old, it would really suck to pay a bunch for new carpet to only have it ruined. It will also allow me to do more with the house and get appliances by freeing up money. Instead of spending $2600 for carpet and doing tile later, I will be spending about $700 or less and have tile and new carpet downstairs and finance it. Now to decide what carpet.... I may not even change the padding depending on what is down and it's condition. I know one house a few doors down was replacing everything and they had the expensive rubber padding. The houses are only 6 years old and the carpet is dirty from traffic, not pets or any obvious spills. I guess I will see when it gets pulled up?