I had a real estate broker license for about 30 years but I never did that full time.Always remember to do the math analysis on your prospects and try to look at them before you make an offer or at least have a clause in the sales contract that allows you the time (usually about 15 days) to make a detailed inspection of the subject property and possibly back out of the deal without a penalty that will excessively hurt you.There is so much to say to you but I am bound to forget something.  

Then this would become a loosing proposition.A cash buyer/flipper will be looking for a purchase price of 70% ARV - cost of rehab - your fees.

If I was making the DP OOP, I'd be on the hook for thousands more than I anticipated and would most likely have to pull the deal and loose my deposit.

You'll stop calling and loose the deal because its a lot of work making all those calls.  

Having the repairs approved and assessed should make the out going owner supply the money for repairs, however if they are only proposed and not accepted they will not be bound to pay for anything other then what is in your purchase agreement. 

If you don't have a lot to loose, in way of $$$ and assets, than just keep it simple and form a LLC in your state where your doing operations.

My appraisal addendum expires Tuesday evening (was already extended by mutual agreement) to attempt to find resolution, so looks like my cost is just an appraisal.I feel bad for the folks as they are looking to move out of state and have a deal going at their destination... sure hope they had contingencies on closing this sale so they aren't loosing their earnest money, although by the tone of the sellers responses it sounds like they are getting hammered on both ends.

Many sellers have backed out at closing (legally bound or not) once they see the money they could have made on their own.

Many sellers have backed out at closing (legally bound or not) once they see the money they could have made on their own. 

PoL loans in mortgage states a lot so I'm guessing they have become a little loose with the language.