Purchasing fixer without an inspection - is this wise?

[Sara C.]

Would love some advice! I'm about to purchase my second deal to either flip or BRRRR. This is a probate situation and the property, a townhome, is DEEPLY distressed from cat urine and filth.

Do you think an inspection is needed? We are in due diligence now. The reason I'm hesitant is the electricity has been turned off, and the smell of cat urine is so profound I can't imagine an inspector agreeing to spend much time in there. My go-to inspector has already said as much. I'm also budgeting to basically re-do everything.

I'm aware of all the drywall, subfloor replacement and priming needed. My thought was to do the inspection after that first phase so I have a better "punch-list" on the property then. 

Thoughts? I want to make sure I'm approaching this the right way. 

- Sara

[Kristina Heimstaedt]

Unless you plan on scraping the property, which you can't do in a town home, I would always get an inspection. Even if you do plan on tearing a property down and rebuilding, you still ought to take a look at the land, soil and sewage. There are other items such as water heaters, HVACs, electrical and plumbing that could be major issues even within a town home. I also rely on my inspector to tell me the quality of construction in the first place. 

If you don't want to make it part of your contingency, you don't need to. Typically you lose your earnest money if you back out after your contingency period. I just don't know that I would ever personally not complete an inspection for any property. If your inspector is unwilling to go, I would find a new inspector.