Walked any houses and ran the numbers?

Have an unbiased person, maybe another local investor, not someone on your agent's team, walk the property if you can't walk it in person. 

The lender rep or broker you are working with should be able to walk you through each step so you have a firm understanding of what has to happen in order to get your file to closing. 

Agents can host an Open House and allow potential Buyers to walk through without having agreements in place. 

At the completion of your due diligence, you have 3 choices; accept the property as-is and move to step 4, reject the property and walk away, or ask the Seller to correct any items that you request. 

Now, seller refuses to extend closing date, will walk away with our EM and put the house back on the market using our appraisal and inspection reports we paid for.

Test him and ask if he can give you 2-3 choices from his portfolio.If he gives you a line that this is his "best" one, or that the others are spoken for already - WALK AWAY!

Compare to CA: I was just in a cabin construction yesterday doing a walk through video- priced at $717k, 3/2, that will come with 'luxury finishes'/fully furnished/turn-key when it's completed at the end of March. 

Foreclosure auction buyers cannot walk the property and have no idea of its condition.

Some of them even walk off the job, even after they pull permits and are technically responsible for the work.