They questioned the spot on the ceiling, and I assured them that we looked at it and it was all old damage. 

What someone could do is open their own lines of credit to my local vendor and assign me as authorized representatives, then simply pluck me out when the project is done, since all the materials are delivered directly to site and there is only one jobsite (set authorized reps can't add sites and no will calls), it assures the owner that no materials are diverted, if they are, it falls under theft and CGL will cover it once claims filed.

If an agent who is unresponsive all you need do is pick up the phone and contact the broker he/she works for and I assure you that action will occur in short order since the broker is on the hook for the agents actions.

Hi @Corey Owen,It makes sense that a seller wants assurance that you actually have the cash to close especially if your offer is written as 'cash' with no financing contingency.

This 60% cost/ARV ratio is enough assurance for some HMLs to give you all the funds you need to do a deal, i.e., purchase money initially and a rehab budget in escrow to be released as you go along with remodeling. 

You seems to be wanting a way to assure this investor they can get their cash at some point.  

He assured me he would smooth the spots out and that he painted to see where the really rough spot where but would absolutely take care of them.

He assured me that no one would care as long as the mortgage is paid on time. 

As someone that accidentally got two associates degrees while making a pit stop at community college (seriously, I was just checking UC Berkeley transfer boxes with no degree in mind) on the way to university, I assure you that they hold no resume value and no one cares. 

We are in escrow, and have learned that there is a reverse mortgage on the condo in escrow.The buyer assures us that he has enough funds to cover anything debt over the purchase price.