My approach is to stick to my numbers and be patient, I have a long-term perspective, and can wait until we crest the peak of this real estate cycle.You can choose to work with an agent that will write bids for you based on local knowledge and your criteria as soon as they are listed.

Even in a difficult market you can find a good BRRR property if you are patient and keep your eyes open. 

You can get a good deal if your patient and willing to wait. 

So there's that.As per payment, I like to get an idea of how much something should cost, less materials (which I usually get myself) and set a payment plan - 10-20% for showing up the first day (which doesn't always happen), another 20-30% halfway through or so, 90% when it' done, and the final 10% a couple of weeks later when the things that nobody noticed were left undone have been completed to your satisfaction.

If your cancer-patient tenant can set up a website and host it on a free server...small businesses do not survive long by abusing their customers.

I wouldn't give them the satisfaction.

My broker has been patient and shown me around different neighborhoods.

I'ts not impossible.......there are distressed properties out here, we just have to be patient.

Just do what your coach and mentor tell you and be patient.

If you can be patient then you might be able to even negotiate a bit lower price.If he finds the perfect replacement property and you're not ready to close then a reverse exchange like @Jessica Zolotorofe would be another option to save the deal.