Making offer on no-show properties

[Donovan Plummer]

Hi BP'ers - What are your thoughts regarding making offers on no-show, out of state properties?  The seller says the property is no-show because they have a tenant in place.  If accepted, my current offer would yield a cap rate of at least 6%.   My initial plan is to ask my agent to increase the "Seller's Additional Costs and Limit of Liability" clause to $1,500, as insurance against any unpleasant surprises upon inspection.  

Please let me know your thoughts on what you think my best course of action should be.

Thanks,

Donovan