Stone has to be done by hand now (no room to get machine by )   This alone has set the job back over 2 weeks closer to 3 , and added $9000 to the " budget "       Would I eat this as the contractor ?  

With thorough vetting and inspection, private utility systems can be perfectly OK and represent opportunity for investors who are willing to dig in and develop a better understanding of how things work.

Yes, get a locksmith to unlock the doors so you can walk thru and inspect the as-is condition.

Backed up from other inspections Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

They will also charge you to have an inspection by a 3rd party to make sure the work is done.

You could also write some inspections into your contract, if you are willing to do them or have someone you trust do them. quarterly inspections + report of their finances?

When I have my remote folks do walk throughs, inspections, or while estimating rehab costs, they walk around the property while narrating what's happening and I watch and record the whole thing remotely.  

They are set to close on January 9th and they are through almost all contingencies (selling their current home, inspection/resolution).

If you have an ADU on your property that was built without the required permits or inspections, you now have five years to bring your structure up to code as long as the issues are not related to health and safety.

When I had my inspection, they advised that there was a lot of debris on the roof.