This vs, an inspection report which is not from the tenant.Though during the 4 years he was there:He broke, and I paid for all the following out of my pocket.washer dryer, new garbage disposal, broke 2 drawers, broke front door security gate lock, broke front door lock, broke kitchen faucet, I re caulked bathroom, changed light switch, installed iron chair railing(because he complained after living there 3 years ), ceiling fan, toilet seat.  

As a renovation lender, I suspect the main reasoning behind limiting renovation financing to contractor work is that the bank is more comfortable lending on a property that is more likely to have work done to professional standards and because there is a limit on the time you have to complete the project.

We'll see how it turns out but I think it puts me in the driver's seat and also raises the perceived value of the property to them because they had to wait several days to find out if they were accepted.

As far as checking that box on my P &S agreement,  I'd say most absentee landlords wouldn't be comfortable making that commitment until they were sure the deal is going to close.  

That will allow you to buy within driving distance and would most likely give you more comfort, than buying out of state.

On the other hand, you have to feel comfortable outsourcing all of the control to another party.

I had a unit turn sheet ,, I had maintenance go thru once we got notice, I scheduled the painters, the shampooers and needed expected repair supplies, toilet seats, blinds, or blind slats,, what ever.

My goal at the end would depend on the market, I would be comfortable renting or selling.  

I don't think I'd be comfortable with people entering alone.

Would not having a license in this case make potential sellers more comfortable?