Real estate agents in general have a tendency to say that a property has positive cash-flow if it covers debt service and a minimal amount of vacancy and often ignores maintenence all together.

And all this time, I didn't want to "waste money" on an inspector!

The non-refundable deposit helps you pay for the extra holding cost associatied with the time they wasted....

This minimizes my risk and does not bind me to buying the home legally.

You may find that you are wasting your time and you may find that you can get it much cheaper than you'd planned.

They're much easier to deal with and won't waste your time.Also...If you wanna to change your finances it takes work.

and if so was it just a waste of time?

I hate that feeling when it gets dark and everyone goes to bed, and I feel like if I go to sleep I'm wasting time

There all a bunch of terms that are going to be a complete waste of your time.All you need to know out of that entire list are:Subject to: Make your offer subject to whatever the standard realestate contract has in it.

When you put it at 100% financing, definitely kills all the cash flow which was minimal.