Earnest Money $1000, Home inspection $300, Appraisal $300, Gas and tolls and mileage on car to for due diligence $150.

You might be in acquisitions in bulk so the question is valid, but not for the majority of investors out there who always should see a property before making an offer.

The one issue I think I’ll have on my hands is I prefer to house hack again in the same town (appreciation seems to be great along with rental amounts) but I’ll need to refinance my current house hack into a conventional which I doubt is at 20% equity yet since I don’t think I’ll have a valid excuse to have two owner occupied loans in the same town.

@David De La Torre it is common for electric and gas to be turned off when a tenant moves in, forcing them to turn it on in their name. 

Gas and electric collections is huge because they won’t be able to get in their name and we do not carry utilities.

You may need a Phase 2 as well in case Phase 1 finds potential concerns (say, issues due to a nearby Gas station).

Next time read the OP So you're not actually asking for other opinions, you're looking to make a statement...and for validation.  

-Sauna-Hot Tub-Patio/courtyard (large cement tiles on crushed bluestone with lighting, natural gas line to bbq)-Secondary patio off primary suite-Losing sq feet in the primary bedroom to enlarge the bathroom-High grade cabinets-Appliances with cabinet fronts-High end appliances (Viking/Miele instead of GE Cafe)-Outdoor shower (teak box walls with a dry well beneath the footprint)-Wiring for Cat6 to every room-Wiring for surround speakers (or including the speakers that are built into the walls)-Sonos whole-home audio system-Hardwired cameras (with on-site storage) to the exterior of the house-Smart features: thermostats are a given, but how about light fixtures, switches, aromatherapy, fans ... anything else?

In my state (NY) you have to accept these sorts of requests unless you can find a valid reason not to.

How would I validate that the info provided is legit?