Before I started asking for the hold deposit, I had 3 in the first 2 years that no showed the day they were supposed to sign the lease and I got nothing.Bottom line is that people will tell you anything.

You were likely too far from it the whole time as the management wasn't doing what it was supposed to and you weren't close enough to notice.

Gray is supposed to be "in" (for now). 

I suppose it's a matter of weighing options - looking at the potential increased cost of fixing/replacing a damaged roof at ACV verses paying a higher premium for an insurance policy that pays out replacement cost, and see which one makes more sense.

It's supposed to ensure there are no surprises after closing.

Fannie/Freddie are, in theory, supposed to be used for owner-occupied properties and not investment properties, so they are trying to deter this type of behavior.

But in this case time was of the essence and you had an unresponsive owner, so what were you supposed to do? 

It is not the possession of "proof" that is supposed to make me believe you are credible.Credibility is the (desired) RESULT of completing tasks, or how you act.Let me make it even more clear.NOT because you perform task A, B, and C, you are now magically credible.

My current agent is suppose to be an expert at auction.com homes.

My business exists specifically to help close deals with deceased owners/probate issues all the time all over the country.I actually decided to “wholesale” the deal and was supposed to close today but it’s a little shaky-but supposedly he’s back onboard after having to explain some things that can be done with a tax certificate vs a tax lien property in Alabama, so we’ll see.