What items will they not cover?  

If it is not heavily marketed yet then usually you can lock it up fast before it goes out to the masses.What happens is usually a 1031 buyer is the best buyer because they are generally paying big taxes if they do not buy something unless another all cash buyer steps in at a similar price.If the property is very competitive that is when I would have my capital markets commercial mortgage person go through my financials and the aspects of the property with a fine tooth comb before even thinking of agreeing to no loan contingency.Now if you have a good attorney there can generally be put many other outs in the contract besides the loan you could use in due diligence to get EM back.My deals we generally put in a long due diligence period that doesn't start until ALL the listed items required from the seller have been received.If your professionals are not helping you with this stuff you really need to think of finding others who have those skills.No legal advice given.    

You said it has been listed for more than a month and you still have items unfinished?  

I thought I was in the homestretch but as we reached the final item to check off the list, hail damage, we found out the insurance and HOA is in dispute and the HOA is not giving my lender what they need to proceed--assurance that they have funds to cover the damage or what the  cost of repair is.

Texas and California together export and import quite a few items with Mexico.

Essentially item for you to find is a lender with no overlays.  

The other item I would encourage you to do is to visit some local Real Estate Investment groups in your area.  

Estimate how much for that particular property how much it will cost to replace each of those items.

Don't yet figure in the cost of money, but do figure, monthly, about 10%, or more, of the income for "Reserves" (maintenance that will someday be necessary over and above the monthly costs).Maybe you know the formula: NOI divided by the CAP Rate (check out Loop Net to see what the going cap rate per unit is in your area) = Value of the RE you're interested in.Ask the owner (or owner's agent if there is one), what the "deferred maintenance" is, and the approximate cost of each item.

I typically hire one contractor to do most of the work, but I will itemize other parts and hire separate individuals.