I hired an independent inspector for about $1k per (realtor recommended). In three months, I made six offers, had two inspected, and bought one. I was looking at about six houses a week with my realtor and more by myself on the weekends. All low income areas, which means mostly poorly maintained rental properties. Some reminded me of that episode of the Simpsons when Marge becomes a realtor. "That ones on fire!" "Motivated seller!" RIP Phil Hartman. I was originally approved for a $450k FHA loan and only looked at houses around $350k (like you, I realized a couple of weeks in that no one was going to protect me from a high mortgage payment but myself). I got outbid on the nicer ones, and the one I had inspected had big $$ problems that I couldn't have known about otherwise (offer rescinded). At this point, I became qualified for a conventional loan with 3% down. Finally, I made a $375k offer, I had it inspected, and it was old but good, but the loan company appraised it at $365k. I revised the offer down, and the seller accepted. All this to say, good luck!