I'll have a better idea of the home condition once the inspection is done.

I am looking at a SFH and some of the items listed in Inspection report will require repairs but seller is not willing to perform the repair work.

Financing, inspections, etc are terms of the deal, not of the value of the asset.  

Also, with a placement service, I'm not sure you could mark the listing as under contract with contingencies (inspections etc) and keep it showing up as available to show.

On the Straight up Investor Podcast they recommend to go to the annual inspections.

I would still exercise my right as the buyer to have my own inspection done.

I purchased a house using the listing agent as my buyers agent, I made an offer that was lower than another competing offer and also negotiated 4% off the initial offer after inspection because I was prepared to walk away.

Are you getting an inspection?

I will be planning on doing all of the rehab myself considering I have done this for many years so I will be waving the home inspection.

Often insurance will come do an inspection and they won't insure the property if it is actively unsafe so you'd be forced to fix it.