Stress the urgency of being sold to highest bidder.

That said, the appraisal will "stick" with the property for 6 months or so, meaning that nobody else will get anything other than a$36k appraisal - so the seller has some incentive to renegotiate depending on his urgency to sell.I had a similar thing happen about a  year ago - ask was $175k (or so), offer accepted at $163 WITH APPRAISAL CONTINGENCY), appraisal came in at $145 and I agreed to add another $5k to the deal (the agents also sweetened it up to the seller by cutting their commissions as well).

Creates the feeling of urgency to make it to the bank to pay rent, reduces lost in mail and other excuses from tenants.

Chances are that agent will try to instill a sense of urgency in the buyer.

I also try to create a sense of urgency to call TODAY before this great opportunity to rent a beautiful apartment in a highly desirable neighborhood is GONE.Good luck!

I work in moving business so you can see the urgency to get my own business going before my body breaks down on me, haha, so I can get out of rat race.

A sense of urgency is going to be important. 

HOWEVER you can tell the judge the time sensitive situation about the pre foreclosure and the urgency to sell the property , the judge will 99% give them a quick order approval to sell the property. 

Just need some urgency for this one.)   

Is there some court-ordered urgency, or is the seller trying to keep you from doing adequate due diligence?