I'm stuck and just keep looking but never pull the trigger due to unknowns.

Unknown liability. 

My takeaway from that first offer was that I felt very overwhelmed by the unknown after we submitted.

That concern alone changes the dynamic because the contractor isn’t just pricing the remaining work — they’re pricing the unknowns behind the existing work. 

You could also "Split the baby", and do inspections BUT waive any issues found that are under a certain dollar amount indicating to the buyer that while you want to protect yourself from a large unknown issue, you don't intend to nickle and dime them renegotiating small issues. 6.

The home inspector found:Three major pipe leaks in the galvanized pipes in the basement, and water is seeping into the basement from an unknown sourceFlooding in the basementWhen it rains, water seeps into the basement from the north, west, and east sides of the house.

But the investors who handle it well aren't doing more inspections under contract, they're walking in with fewer unknowns because they did the homework before the clock started.How do you handle it when access is limited during the showing: tenant occupied, restricted areas, that kind of thing?

I've heard the "unknown equity" list is also good but I never used it before.

Renovation RiskIs the scope cosmetic… or are there structural, foundation, electrical, or environmental unknowns?

Apply for initial house permits and secure permit 45 days.It’s tough when some cities run you through a difficult process and of course the unknown complaints from surrounding homeowners.