The buyer had a home inspection done prior to closing. 

If you do provide those be conservative, let the buyers verify their own numbers.

I’m working on building my buyers list — curious what strategies have worked best for you all in finding reliable buyers who actually close?  

Find a good agent who KNOWS these buildings and what they go for.

If the cash out refi is the only option, I'd do it, but that would be my last resort. 

Quote from @James McGovern: In recent agreements in Connecticut and Massachusetts I have typically seen agents agreeing to 3 percent. was shocked that buyer agent commission are not trending downward in Orlando  Not sure what you mean.

I would probably get a buyers agent to represent you in the transaction. 

They ask for a Zelle or Cash App payment so they can steal your money.

Perhaps @Steven Hamilton II can verify, but I think the intent is we don't want to capitalize finder fees that (I believe) will happen if they are identified as buyer paid on the HUD-1.

You can find deals that cashflow like that in ANY market, including today's market.