Hi @Norbin Cruz The spray foam is a great idea(as long as it’s not so tight that moisture can’t escape the house.)

I typically figure 5% repairs, plumbing, electrical, 3% miscellaneous (tree trimming, gutter clean-out, landscape upkeep, lock changes, etc.)That deal is tight. 

The numbers are too tight for a flip.  

For my apartments here in the Chicago area, I generally speaking have excellent contractors and have tight control over the quality of the apartments.

Hi Meshack,Has the deadline passed on the contract? 

I can share some laser-tight criteria that you can pull in List Source to get the best return on your money.

As for due diligence, 30 days is very tight, unless it is 30 days after seller provides “everything!”  

Meeting all county requirements and deadlines, This is now the ONLY ELIGIBLE parcel in the county large enough to scale to a massive 700,000 sq.’ of cannabis canopy space, instantly providing an opportunity to become the industry leader in the county. 

What I say is around the lines of  "you may be aware of not but the the county has listed your property for a tax sale, you can still avoid the tax sale if you pay the taxes before the deadline but if you rather just sale this property, I would like to have the opportunity to buy it from you".I have also considered using the line "I'll buy it from you before you loose it to the tax sale" but I decided against it as it is deceptive and could be seen that way.  

But the time of the market is tight, so you have to have as many ways as possible.