I managed my own properties for 3 years before becoming long distance invester.Door lock change out - $245Adjusted supply air to move towards the room - $246Garage service door repair - $245 (no details of what repair)Bagged and hauled away wood from trees - $175 (on a property with no tree or wood around)Gas oven, gas leak adjusted and tightened line - $248In addition routinely charging me for grass cutting and snow cleaning when leases clearly say tenants are responsible.

This cuts down your start up cost and creates cash flow to put into future properties.

Buyers still need to comply by their financing contingency terms, have an appraisal and structural inspection within the specified timeframes, etc. and could lose all of the money they put into those things, not to mention they're tying themselves up with a house that may not get sold to them.

Anything that contractually ties your gift to the sale will smell fishy to the bank.Here are a couple of ideas that may help.   

@Joe S.I don't think you can look at it like a code to crack, more like cutting through a padlock with a hacksaw.

Too many people think they can cut PM out and just do it from California to save 7-10% it doesn't work well!

Remember, you are competing with other investors for good deals, and why would you tie one hand behind your back and look at places you don’t even live in?

It's my understanding that with a trad mortgage my money is tied up so I wouldn't have cash to spend on investment properties. 

Do you use any cut offs?

If it is an infestation and the home wasn't habitable I would cut your losses and get them their deposit back to avoid any kind of action against you.