The HOA goes for the lowest bid, gets schlocky work done, and then puts up an immediate wall to protect themselves and even the vendors instead of the homeowners.

Hi @Brian Wall , MLS.

Your buyer needs a financing contingency in a purchase contract, so if they don't qualify you find another buyer, if the are qualified the assignment fee is payable and retained as your profit.

The inspectors made us dig up plumbing, remove cabinets and open walls to inspect the work.  

That's only going to cost you money when they destroy the carpet, scratch the floors, and walls.

They don't cover retaining walls or underground pipes.

We have an old Victorian duplex with a rubble foundation and a rather odd sill configuration (2 4x6 sill plates (the rubble wall is 14" thick).  

We hired a painter at our last turnover as they were there 2 years and it already needed a full paint job, so he listed the hole in the wall he had to repair and the excessive damage to certain rooms and split the bill accordingly, then charged the tenant's deposit for their part.  

with a land contract you retain title but sign a contract that says you will transfer title after the last payment is made.  

Seems like a great way to diagnose heating and cooling issues, check your insulation, find hidden water leaks and mold, helpful to find wall studs, and look for electrical problems.I'm adding this to my wish list even if it is a doodad.