Probably a bit harsh but be prepared.

We wish you the best of luck in your home search, and will reach out to you ASAP if something else comes available"--- short, sweet, vague.. you gotta remember, there is a crazy shortage of housing right now for rentals, if you are applying, you're likely used to getting rejected, not to sound harsh, but this with all this baggage and drama--i'm sure is used to it.    

Some of the responses are harsh, but they are eye opening.

Not trying to sound harsh or pessimistic but just trying to be realistic.

The other ones were perhaps mildly harsh, but constructive.

Not to sound harsh but dude, it's all in your head.

The simplest thing to do is tell tenants that they can't have an AC unit, or that the heat can't go above 70.Yes, it's kind of harsh, but it is what it is.

Sib, I am going to be harsh here and for only one reason, to PROTECT YOU.If you don't know the answer to your own question, you should not be making offers yet, you should be studying and educating yourself first.Now, to answer your question, in TX, you should be using the standard TX purchase agreement which includes an "option" period.

For many contractors and investors it's "out of sight and out of mind".They play stupid.The cost they save on not doing it they will play stupid if they get caught and then negotiate the penalties.It's kind of like when an oil company back in the 80's would save 10 million doing illegal dumping and when finally caught would pay only 2 million in fines so they kept doing it for awhile until the penalties were so harsh there was no benefit anymore.Do you think asset managers on REO's,or uncertified contractors, or listing brokers will mention this stuff to buyers??

Maybe a little harsh. ha