I'm fortunate enough to have a husband who is a general contractor. I had buyers who wanted this house in Delaware, but it needed a roof, at least the on the main part of the house. There were two porches that had newer shingles that didn't really need to be replaced. He worked hard to find shingles at a good price that matched the porch roofs, and then worked a deal with the Seller to pay 50% down and the rest at closing. It was a win-win for everyone. The work got done, but the Sellers didn't have to part with all of it until they had the cash in hand at closing. (He's actually saved several deals for me by that kind of arrangement.) That roof never would have passed an FHA inspection if we hadn't worked that out.
Of course, many buyers cannot afford to make an investment in a new roof once they buy the property, so by not making the improvement, as the seller, you effectively may reduce the total population of buyers that can attempt to make a purchase. Again, its all a function of the price point.
Help-U-Sell North High Realty
Managaing Partner / Realtor / MBA