If they help you and it leads to you helping them get more business you'll be in a much better position the next time. 

Each time I talk to a realtor, they say they can find what I want, and I get a lead that is either ready to be condemned or only needs paint and carpet.  

The types of inspections vary by property type and situation (and locale), but in Illinois, a licensed home inspector generally inspects the home first, and other inspections and tests (for things like lead paint, asbestos, etc.) can be ordered if revealed to be necessary by the initial inspection.Based on the outcome of inspections, buyers may elect to ask the seller for repair work, closing cost credits, or a reduction in the sale price due to flaws that were uncovered.

@Ismayil Valiyev You can use list sites like ListSource to generate leads.

If they are not going to sign it up front, then they aren't motivated enough to sell most likely, and it might be a good idea to move on and try another seller lead and/or come back to them later when they are more motivated.

If you had a $3K per month marketing budget, how would you spend it to create a consistent stream of motivated seller leads month after month? 

In this process of officially starting my journey I have defined my goals and my reasons for those goals which leads to the most important part of any real goal...a STRATEGY.  

Can anyone help me when it comes to building a quality lead list.

The lead agents in my market are awesome to work with, although I suppose that may not be the case everywhere.

We were going to have a formal inspection done before making an offer just to be crystal-clear on what we would be dealing with, but the realtor suggested we save some time and money by having a contractor take a look to help us determine the repairs required, and subsequently how much we should offer.Is this pretty standard practice as far as "due diligence" goes?