Front porch is rotting and soft as you walk on it.

It seems they check for visual, electrical, moisture, mold and gas.If it really is that simple than soft inspections can be done much cheaper and faster and more often by a trusted but non - certified joint venture partner.While I'm in the area I can do a demographic, a title, and a infrastructure forecast search.

It's located in central California which has a soft market.

There is not any reason to limit yourself to Wells Fargo and conventional loans do not require you to live there.

Utilities (STR don't pay for those), replacement of basic items such as towels, paying your cleaners, etc.Are you buying here in SoCal?

You may also need to replace carpeting and other soft surfaces.

Two urine soaked mattresses, a destroyed couch, hopelessly soiled rugs and towels, broken plates, furniture, etc, etc.Between the damage and the lost income we’re out about $6k, not enough to file an insurance claim and make it worth the possible rate increase after the deductible.

Or if it is a small deal in OH maybe you know someone who can use a credit card to help you purchase it, then rifinance it into a non-QM (i.e. semi-soft money) loan. 

Most of the time mold is simply: remove the soft materials, wipe down studs with some bleach, and replace.

They made a soft commitment, at my request and then followed up when everything was finished.