Need help with making a counter offer

[Joe D.]

Hey guys, need some help ASAP. I listed my current home (condo) for sale on Monday and I just received an offer that I need to counter. Let me give some background first:

Purchased for 138K (2005) completely renovated which I dumped another 25-30K into.

Place is beautiful and needs nothing BUT windows, actually the glass. Their double paned windows and the seals broke so they have some cloudyness to them. When listed, my realtor put in the advertising that I'd be replacing 5 window "sashes" Cost to repair all the window glass is $1,600.

Now onto the offer...

Listed for $119,900 (comps in the area stink, latest NICE one sold for $115k)

Buyer offered $110k and wants my surround sound too

Closing in November

What I was thinking of countering with:

$117k, I don't fix the windows, they can have the surround, close in 30 days but let me rent back from them for 2 months as I haven't found my new home yet.

What are your thoughts on that counter? They are cash buyers and I currently owe $116,500 to break even. BTW, we are having our first open house this Sunday...