The urgency of having to move quick will quickly come undone if you havnt done a TON of research and planning, especially on your first deal.Why do you think its a deal?

I would think the auction date has a sense of urgency whereas the the date of filing may result in the homeowner putting off the foreclosure dealings until later.

We have done this and it seems to be well understood and it creates urgency and gives no time frame for withdraw.

The urgency around all of this; the Hawaii prop unexpectedly coming back on the market and being told other offers are expected on Saturday, trying to guess at what the tax bill may or may not change, and trying to figure out things like placing the SF prop into an LLC prior to the year’s end, all before submitting an offer, never mind ensuring we have access to the funding we’ll need for the reverse 1031, is definitely weighing on me.

When the Florida cohabitation law came up for a legislative vote, according to the local news, there was an urgency to get it passed.

@Allison Meggison You can play it 2 ways - (a) as if you don't know anything about their situation = you are just looking to buy another house, (b) you can delve in to their stress and sense of urgency that is needed vs them not doing anything =  you are there to help them solve that problem. 

As long as my appreciation is continuing at a steady clip, I don't feel a huge urgency to act: The more I listen to guys like you, Minh and Amit, the closer I get to working out my fix… which may include selling – to buy smarter!

Find out what's driving the urgency on the offer timing. 

This puts even more of an urgency as we try to finalize our purchase agreement contract before we go meet with our lawyer this coming week.

If the seller had urgency to sell and was staying committed to that method, they would have accepted the other 'highest and best' offer.