Agents have to abide by the 'codes' set forth by their licensing board, state, etc... but breaking those codes comes with penalties (they're about $100) and at worst the loss of their license (it would have to be a MUCH more serious offense than a ghost offer).

Am I ok if they just received a check for personal property & loss of use?

Another option is for you to make the payment to the note holder, you could simply be a tenant and do that.A bigger issue is changing the insured on the insurance policy, this can be arranged with the agent to show you as a loss payee or an additional insured.

A legitimate and reputable wholesaler has to be able to find a good deal, estimate rehab items, and cost, and know the exit strategy or investment return on the deal. 

On lunch, I work on what I need to away from the property, i.e. accounting items, calls to contractors, emails, budgeting items, planning the weekend. 2. 

If its not a mentioned/agreed to item then your SOL.

They are the "I wonder what they can offer on my house" crowd that's just curious what you can do.When people are really motivated - due to financial or health issue, job loss, inability to make payments, inheritance, etc., they will gladly invite you in.This is real estate.  

I have itemizations from when units were vacant and when tenants were in them. 

If you'd like you can PM me on specifics which can lead to a phone call, much easier.BTW, my comment above concerning predatory was not meant to say you were being predatory, but that those acts as seen in that light, When you take something away from a buyer, a "right" or acceptable practice by agreement there needs to be some other aspect that balances out the fairness as consideration for that loss, an additional benefit shown for the buyer.

@Matthew Maggy you want to reduce your exposure to loss and your unknowns. $2K for gutters is the way to do this.