What about just performing an inspection to see what kind of condition you are looking at??

Here is the other thing ... from what I can tell, banks actually make more as the servicer of a non-performing mortgage ... so they have zero incentive to do anything.  

So, my plan is to start my management company and to hire agents/brokers to perform the deals since I legally cannot.I can handle the start-up costs but as far as paying the agent/broker, that's not feasible.

But after all that is said, thank for caring at least enough about the seller to pull out early when you realized you were not able to perform.  

I don't know if this applies in your area, but in California a licensed real estate agent had to perform a short sale.   

The low priced stuff never performs the way it pencils out.  

We have everyone who moves into our community fill out an application and we perform our due diligence check of their background, credit....  

The buyer hasn't performed but you don't want to move on so you have been allowing them to skate on a few issues in hopes that they will get their act together.

In all seriousness...it seems to  me that you just have to show up to close and document that you were ready willing and able to perform.  

The Home Depot offers a one-year limited warranty on all repairs it performed.