I want to try and solve a painful problem before the offer. 

Ahead of schedule on inventory, short term pain for long term gain.

If you don't take that seriously the experience can be a painful and expensive one.

I take credit cards, too, which are a bit of a pain and still charge as much as Airbnb does.  

I just don’t know if he would sign it since he all of a sudden disappeared.

It waives nothing, but says you aren't going to be a pain and are only looking for major items.If you are losing to inspection waivers, you might not be looking at the right properties.

If it matters to any degree to retain this tenant, if listing for new tenant is a pain, I'd simply call this guy up, I'd be upfront and ask him about all this.

Let all wholesalers register, run their backgrounds through FBI NICS database, get some type of MD State registration number in the system that they can show sellers and ensure that no one can commit a crime and disappear in thin air, having stolen funds and properties of the citizens.

If they disappear, it shows you were right.

Hot tubs are expensive and a pain in the butt.