Don't skip any of the above figures to make your numbers look better or you'll just  get burned when you think too optimistically. you WILL need those contingencies like capex roof replacement and being able to afford a PM because no one wants to be forced to manage your own rentals forever because they forgot to budget for that expense.

I consider these type of personal guarantees "contingent" liabilities.

His offer was "as is where is" with absolutely no inspection contingency.

You have no direct control over cash flow, allocations, contingency funding and modeling. 

I left a contingency for a home inspection, in case there is something I am not seeing.    

Wouldn't that change the sale into a cash deal, thereby accelerating the closing and removing the financing contingency? 

Adam Garza I assume the person who wants to buy it will have contingencies and most times a seller is selling to a wholesaler for quick sale and no contingencies - In this instance what value are you providing over having them list and sell with an agent ?

@Tom Gimer Thanks Tom...in this case there are two many issues that me as the seller and my future buyer just don't understand....especially with owner financing and lead paint disclosures etc , etc.....but I will put as much in the offer as I can but it will still have wording in the offer that it is contingent on our lawyers  creating a formal sales contract in "x" amount of days....I know of no other way to do this since I lack the knowledge to cover all the bases.....but I will take your advice and get as much in there up front ...if there is a better way then please let me know

So my point is that if you are dealing with small multi family units, you are better off putting in a contingency that you will only accept the place if its vacant of all the previous tenants. 

I’ve put a contingency to see the top unit plus inspection, both are being negotiated to take out, with a counter of $155K, makes me nervous.