What gets a bit sketchy is the added line items that specifically say the contractor can add charges due to any unforeseen expenses such as work that is needed after tearing out an area that couldn't be known until a certain wall or shingles were removed.

The 'ARV' you are referring to implies that you will only get a refinance if the house has been rehabed (if that even is a word).

Believe me, it's expensive.One of the phenomenons I've learned the hard way is what called getting "home-boyed" which refers to a local judge giving incredible preference and bias and ruling in favor of a local attorney vs the out-of-town carpetbagger attorney.

And what book are you referring to?

BUYER will waive the termite inspection and accept the DWELLING in “as is” condition.SELLER warrants there are no unpaid utility assessments or undisclosed debts or liens, recorded or unrecorded, secured by the DWELLING and property being purchased.SELLER shall remove all personal items, furniture, food or other items that are not part of the real estate within seven (7) days after acceptance of this offer.

Typically there is an independent inspector who comes to verify the items completed (and there is about $100 fee for each inspection/draw).

If you arent already connected with one, you can tell him/her that if they help u out with the ARVs, you will refer all sellers you cant help to him/her.Check out BPs book on wholesaling.

Russell Brazil , I think the restriction you are referring to is for owner occupied Fannie and Freddie properties.

Items not sold the first time thru get reauctioned and the redemption period is 120 days. 

I am NOT a marketer who will refer you to another local market specialist in Memphis/KC/Etc, I just want to get like minded investors together.