Earnest money deposit for "as-is" sale

[Andrew Goo]

Hello all,

I'm considering making an offer for a house being sold "as-is." I'm aware this means the seller is not willing to pay for anything wrong with the house. My question is, if I find something I do not like about the house (structural issues, roof falling apart, etc.) am I able to back out and still receive my earnest money deposit back? Or does "as-is" mean if I am agreeing to buy the house regardless of any issues that are there, and if I walk, I will NOT receive this money back?

If I would 100% get my earnest back in this scenario, I am wondering if this applies to little ticket items as well (bad smell, small leak, etc.) - Is there a minimum price for an issue where I am able to walk and get the earnest back? ex. one bad light switch vs entire electrical system needing to be replaced...