They're holding out for all cash offers 10 to 20 percent above asking price, no contingencies, no inspections. . .and they'll likely get it. 

What they will tell you is that your property needs to be in escrow first and ideally past the inspection period. 

Almost if not all failed portions of your inspection report need to be remedied completely by the seller before closing.

@Jared Sandler in general, as a buying investor, if I wasn’t sure about the properties condition, I would avoid appraisals and jump to an inspection (full blown or investors/systems).  

As soon as permits are pulled and plans submitted, land owned, we list the house on mls with 3d renderings and floor plans.My avg time from listing until pending is 12 days with 3-4 months construction time and close a week or two after our own internal inspections are passed and complete.

What about the inspection side?

That said, yes you should be completely fine if you plan it out properly and order materials as soon as possible (big delays happing) and make sure your inspections are scheduled out to meet up with the work so you’re not killing days.

Met them both in person when I flew in for the inspection, and would highly recommend both.

However, if you sign a buyer's broker agreement that guarantees that the buyer agent is paid commission, and that buyers agent loses the procuring cause fight, you could potentially be on the hook to pay the buyer's agent, so clarify that up front.As to the lack of disclosures, that's a risk, but one that you can mitigate with a home inspection. 

It looks like it's been well maintained on the inside; the outside has paint chipping) I anticipate learning more during an inspection.