On a side note, with EMD's, I highly recommend all Buyers make sure to include a specific time frame for the money to be returned if contractual right to pull out is exercised (long-story here).3.

The next step is to go out and look at a number of properties together back to back as an educational exercise and to establish a bse line for what a deal looks like.

Maybe several weeks on market with no interest at their current price will soften them up.Now, if you're able to get it under contract for a good price, it's time to exercise that due diligence clause. 

However, the option for the lender is to exercise the due on sale and foreclose on the property. 

May be worth exercising a bit of patience.

They also asked if they could have some stuff that was left by the curb - old TV & broken exercise machine - and I told them to take anything they wanted.

Kier,Thank you for the information you provided recently regarding equitable interest.Guidance the Department received from the Virginia Office of the Attorney General indicated that equitable ownership exists if there are no further terms or options to be met or exercised by the individual attempting to acquire the subject property within the contract.

@Michael Vu - try this exercise to change your viewpoint on the deal. 

I've found this exercise forces you to sit down and write our your thoughts.

Big no no there so don't exercise that option.