You still have deadlines in both but you get to decide when, where and at what time you complete the assignments.

We completed all the repairs, scheduled an inspection before the deadline, and they re-scheduled multiple times (last minute when they even bothered to call) and no call/ no-showed on at least one occasion.

I’d never find anything “after” due diligence, because I’m very aware of the deadlines on all contracts.

The deadlines, the inspections, financing, getting insurance set up, the appraisal, closing.

For example they paid many of the closing costs that the seller usually pays for, missed multiple deadlines and lost their ability to negotiate certain items, got prorated rents actually received instead of accrued (they had to chase the late rents instead of making the seller do that or pay that money at closing), received pro-rated property taxes from last calendar year instead of the most recent mill levy because they didn't know any better or didn't read the contract ($11k not in their favor), etc. 

Exploring out-of-state flip deals could offer more opportunities, but be prepared for the challenges of remote management and market differences - or the additional costs of property management.To tackle analysis paralysis, consider setting a decision deadline.

., so I feel like I should've put a term for clear deadline in a contract.

Unfortunately I missed the deadline for a 10 year tax abatement, which for those who do not know, this adds value , in that the buyer of the home will save 100k (if taxes are 1k a year) This increases the value of the home.  

Need some estimates as soon as possible as we have a 5p Friday deadline to negotiate the repairs list with the buyer and then will need to complete any work prior to a Nov. 15 closing. 

The tax deadline is far away but I prefer to have someone now rather than later.I am sure there are savvy independent CPAs out there with good knowledge of handling multitude of real estate issues - out of state syndications, crowdfunding syndications across many states, out of state SFRs, opportunity zone investments in many states, vacation rentals in foreign countries, etc.