Blown-in has advantages but won't touch noisy pipes or creaky floors or loose siding.

Then this would become a loosing proposition.A cash buyer/flipper will be looking for a purchase price of 70% ARV - cost of rehab - your fees.

If I was making the DP OOP, I'd be on the hook for thousands more than I anticipated and would most likely have to pull the deal and loose my deposit.

You'll stop calling and loose the deal because its a lot of work making all those calls.  

If you don't have a lot to loose, in way of $$$ and assets, than just keep it simple and form a LLC in your state where your doing operations.

My appraisal addendum expires Tuesday evening (was already extended by mutual agreement) to attempt to find resolution, so looks like my cost is just an appraisal.I feel bad for the folks as they are looking to move out of state and have a deal going at their destination... sure hope they had contingencies on closing this sale so they aren't loosing their earnest money, although by the tone of the sellers responses it sounds like they are getting hammered on both ends.

PoL loans in mortgage states a lot so I'm guessing they have become a little loose with the language.

If not you are not loosing money by not making deals that don't work.

The moment you go out of your state you are loosing your expertise and knowledge of market dynamics but you are getting premium cash flow.

Some boards are a loose affiliation of "we all pay $75 a year to have the road plowed in the winter" (not that you know about that in NC :) and everything else is on you.