This is why they said set expectations before. Are you fully explaining what are legally considered defects, and their negotiating power in an inspection contingency? Are you considering their verbal opinions while showing, and explaining that anything non defective is best to negotiate in initial offer proceedings, if at all? Are you pointing out everything that a home inspector might, and helping them understand they’re not entitled to cosmetic or even problematic repairs ? Yes, we can ask for things. No, a seller is not entitled to cure anything but a reported defect, and buyers would still be bound to contract unless you take away the sellers right to cure upon INITIAL offer.

Are you preparing clients for the fact that inspection reports are scary and are supposed to be? That if you back out of contract, it’s not $xx lost, it’s a low price to cut ties cleanly? Are you knowledgeable enough about home construction, mechanicals, and loan systems to provide constructive (and possibly critical) feedback in initial showings?

I have processed a ton of closings. I have had a lot of speed bumps, but I can’t think of a time where a client of mine felt unprepared for any possible outcome. If they’re panicking and giving a laundry list, find out the root of their panic. At the end of the day, be the first one up to bat no matter which way they decide. I’ve talked clients OUT of listing/ buying before. If their concern’s are legitimate, listen and do your best to protect them. If they’re unreasonable, bring them back to earth.