Getting earnest money back after inspection

[Thant H.]

Hello everyone,

I am making some offers on properties sight unseen on MLS (retail and REOs) and something came on may mind. Let's say: the seller accepts my offer and I do inspection on my own without an official inspector. How can, if I find some big issues, validate my response to the seller and get the earnest money back? Is a licensed inspector's report needed? I understand some REOs and HUD do not care about your inspection reply.

My concern is that I don't think it's economical to have all properties that accepted offers inspected by paying inspectors $400 each. Is there a way that can be done to save money?

 Thank you all in advance.