EMD is sole remedy of Seller if terminated within applicable period."

If you buy the property and there are environmental contaminants they would become your problem and it is not cheap to have them re mediated. 

With a 12 month lease, the renter has the opportunity to remedy lease violations - that makes the landlord stuck with a tenant they know is trouble and will inevitably get rid of.

And most of the interior doors, plus many windows and toilets were apparently intentionally broken.The start of this project was to remedy the foundation issue, which was done by Carolina Foundation Solutions by digging out the complete back and right side of the foundation and adding 6 helical piers to jack up and stabilize the foundation.

They are requiring me to do it otherwise they will try and keep my deposit.I had my lawyer draw up a addendum saying that we will pay for phase 1 but if comes back with additional remediation they will have to pay for both the phase 1 and the remediation if at that point then I will be able to pull out of contract unless they do remediation within the month.

If the tanks leaked, remediation and cleanup will have to be done, and the property readings will have to be under maximum allowable percentages of contaminates for a certain period of time before the property can be re utilized.As to the asking price, either the seller doesn’t really want to sell, the seller wants to see if he can find a sucker; or possibly the value of the land for future development is much more valuable than the existing use.But assuming that the latter is not the case, what is it that attracts you to a deal priced over twice market value with a possible environmental problem to boot?

Or worse, for the deal to go through with the paperwork failing to document some sort of material agreement made between you and the seller without her knowledge and for one of you to seek recourse against her in the future.I would note that she has been slow, state that you understand her concerns about the above, CC her on further communication, but firmly state that unless she can remedy her slow response and give your deal the love it deserves, you will continue to speak directly with the seller to move the deal forward.

It scares most people and can remedied.  

There should be remedies for default.No proof, no deposit!

The title company is now claiming they have 90 days to remedy this and I'm not entitled to terminate and receive my earnest money back.