Simply post a notice that you will be doing an inspection with proper notice. 

We brought the earnest money out of our personal bank account $500 and fortunately found an end buyer within our inspection window.

If you have a handle on the value of the house, can make an offer that protects you and adhere to the contingency deadlines like inspection and financing,  a buyer's agent does nothing but waste your time and cost you thousands.  

I also ask them for the forwarding address when they give notice that they are vacating the address and also give them a reminder notice of their right to be present at the close out inspection and ask them to tell me when the property will be completely vacant and a request of a date and time to have that inspection if they desire to be present. 

I transitioned out of the daily management once operations became stable and diversified our revenue streams in areas such as rental income, property inspections, and maintenance.

However when I ran the contract past my attorney, he was concerned about the high $ for a non-refundable earnest and no allowable contingency for inspection. 

The reason is the rent-to-price ratio is good so you can cash flow, and most of the West side doesn’t have a Point of sale inspection which is really annoying.

A renovated older house can pass inspection but once someone is living in it and putting daily stress on the house, there will be repair issues. 

I inspect virtually every property I bid on.

If I was going to Houston, I would skip the mold remediation and inspection companies and just put in the sales contract that the home was flooded (obviously if it’s Houston).