Three inspections, five months, no house
I have spent 2,410 dollars this year and I do not own anything.
House one, 179k, 3/2. Inspection came back with an active roof leak and a panel the inspector wanted an electrician to look at. I paid 525 for the inspection and 175 for the electrician's opinion, asked the seller for 9k, and they said no. I walked. I think that one was right.
House two, 192k. Inspection was clean. I spent nine days building a model, asked for a rent survey from a manager, then asked for a second manager's opinion because the first one seemed high. During those nine days the seller took a backup offer at 195k. Cost me 550 for the inspection plus 480 for the appraisal I'd already ordered.
House three, 165k. Went under contract, inspection found the sewer lateral was clay and partially collapsed. 680 for the inspection and the scope. Seller offered 3k against a 7,500 quote. I walked and I still think that was right.
The loss is house two. I already knew the rent was somewhere between the two managers' numbers and either one worked. I ordered a second opinion because I wanted to feel certain, and certainty was not on the menu at that price. I was reading everything about screening tenants for a house I never bought.
What I'd do differently: decide before I go under contract what my walk-away conditions are and what number I need the rent to be, then only spend inspection money on things that change that answer. And when two credible rent numbers both clear my threshold, that's the end of the research, not the beginning of round two.