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.

Chemical Bank, I personally used them for a loan.

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

It's been a harsh but important learning experience.ASSESSMENT  My first big task regarding REI is assembling my team.  

I know it sounds harsh but the reality is that people's lives change daily and you never know if it is going to be your best friends life, your partners life, or yours.

I work full time in chemical sales as well as have a side business in which i have a crew who does repair work for utility companies.

I am sure that the guy cleaning toilets for minimum wage would love to say its not worth it so he won't clean the toilets unless his employer offers him a better wage, but the harsh reality is that this is your job and sometimes you have to do things you don't want to do.