Trying to price myself as the person who walks houses for out-of-state wholesalers

Turning down the $250 scope job was right if you were guessing. That's the one where you get blamed. I'd either partner with a GC and split it or leave that line off your menu entirely.

The $150 walk is the product. Charge $175 and include a narrated video, that's what they actually want and most people send them 30 blurry photos instead.

The key holding is the part I'd stop doing today until you have an answer. Showing property to prospective buyers for compensation is exactly the activity that triggers real estate licensing in a lot of states, and where the line falls between taking photos and showing a property varies by state. Your state's real estate commission or an attorney there can tell you in one call. Photos and access for an inspector are usually a different animal from letting a buyer walk it, but that's a question for someone who actually knows the statute.

40 miles round trip on a $150 job. Out here that's a short one. If you take rural work price by zone or by mile past 25 miles, or you'll end up doing three hours for the same $150 and resenting it.

What I want from someone in your role, since I hire this out: photos of the electrical panel with the door open, the water heater label, the furnace label, under every sink, the roof edge from all four sides, and a slow pan of every ceiling. Then a two-minute video where you say out loud what smells wrong or looks wet. That's it. I don't want your opinion on price, I want enough that my own numbers hold.

A checklist like that is worth more than $150 to me and it makes you reorderable, which is the whole business.

@sextant the labels thing is smart. Ages of the mechanicals are half of what I try to figure out from listing photos and never can.

Run the arithmetic before you call it a business. $150 at 90 minutes is $100 an hour of billable time, but you won't bill 40 hours a week of it. Say 6 jobs a week, that's $900 gross, minus mileage at whatever your real cost per mile is, minus the unbilled hours you spend scheduling and chasing access. Call it $700 to $750 net for maybe 20 hours of actual work.

That's a decent part-time income, and it caps hard because you can only be in one house at a time. The version that doesn't cap is training two other people and taking a cut, which is a different business with different problems.

Nobody has asked you to sign anything, which means when a tenant claims something went missing there's no document saying what you were and weren't hired to do.

Get a one-page services agreement that says you're providing photographs and documentation, that you make no representation about condition or value, that you're not providing inspection or appraisal services, and that access was arranged by the client. Have an attorney in your state draft or review it once, it's cheap. Then ask an insurance agent what general liability for this looks like, and whether errors and omissions coverage is even available for the work as you've described it. My guess is the second one gets easier the more clearly your agreement says you don't give opinions.

Also decide now whether you'll hold keys, because @tender is right that it's a licensing question and not a preference.

Three people found you without you advertising, and that's the part I keep coming back to. Where did they find you?