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Inspection protection would be non-negotiable for me, particularly when everyone already agrees the property needs work. Keep the wording focused on your right to investigate and respond to material findings rather than using every minor defect to renegotiate. The precise condition and deadlines...

Separate visible updating from defects. Price the cosmetic work into your initial offer, then keep an inspection condition for issues you could not reasonably assess. If the inspection finds something significant, request a focused repair credit rather than reopening every part of the deal...

I would assume property-level variation until recent completed sales say otherwise. Asking stock can sit longer because sellers are ambitious, while withdrawn listings can make demand look healthier than it is. Compare achieved prices, time to the first reduction and whether the same properties...