I'll also check with the city on any potential liens, I think any inspection would have to be done after my $15k deposit so it would be a high risk, high potential reward type deal, and there is a 15+ bids already.

. $1,000 inspection could save you tens of thousands.

These problems often occur in vacant homes due to lack of ventilation, climate control, and regular inspections.

Perform an inspection while you're at it. 

Typically when you see "cash only" the agent doesn't believe the property can pass a home inspection which isn't relevant for construction loans in most instances and there are plenty of banks, hard money lenders etc. who offer construction financing on distressed buildings.

The report is as good as the answers you provide to their questions.The risk is that you answer a question incorrectly which generates an incorrect report.I would have a discussion with your CPA to determine what the land basis is(required to start the cost segregation).I would also have your home inspection / appraisal on hand to answer the questions more thoroughly. 

I hope it passes inspection but it is going to be close from what I can see.

No charge for inspections my Banker does the inspections then we have lunch LOL..

I am only familiar with the contract in my state but items seller agrees to do based on inspection findings are their responsibility unless spelled out differently.  

We just updated you on 12/21/2022 that your project is at tie beam inspections and provided you with the photo of your property to show the progress.