Multiple offers - Which one is best?!

[Jon Graham]

I have a property I rehabbed in NW Indiana. We've been fixing and flipping houses in the area for a few years, but this property is my personal residence. I did the work slowly as I had time over the last few years. A lot of time and effort went into making this house special. Friday we listed the house and we have gotten intense intrest. We have had 6 showings and 2 more showing request. As of Today (Saturday) we have already gotten three offers. Really gratifying to see people appreciate our work! I'll briefly describe the offers and if more info is needed ask in the comments

The first offer was highest. FHA loan 3% down. Buyer is asking for appraisal and inspection. Buyer is asking for home warranty and a couple other small things. Offer was 2k above asking. We would net about 71k at closing.

2nd offer was similar but net at closing would be about 500 less once everything is calculated.

The third offer is the interesting one. Cash buy offering a little less but splitting closing costs. No appraisal but will have inspections. Net at closing would be about 2k under best offer.

Our agent was in contact with all the other agents prior to offers and everyone is aware that there would most likely be multiple offers coming and have given what we believe to be their best offer. WIthout getting into negotiating a better deal can I get some opinions on what we already have on the table? Cash buyer vs a little extra money and a finanaced buyer.

One other note we believe we are hitting the ceiling for what our house will appraise for, so that seems to be another adavantage to the cash buyer. Let me know your opinions please. People have been moving into our area from Chicago. We are just across the state line and taxes are much lower. Our house has easy access to the highway so we new it would be hot but this is insane. I don't have official pics to post yet but here are some screen shots of the listing.

[Russell Brazil]

I'd take the cash offer.