he is offering to bump his offer from 12 and 15% to 14%and 17%.

Did you use standard offer contract for your jurisdiction? 

Is any bank offering a HELOC based on the combined equity?

I’m looking forward to hearing everyone’s thoughts and advice.Best,Kevin In Pittsburgh at least FHA isn't necessarily a problem, but you can't be super aggressive about you offer price with most sellers unless you're the only one interested/offering. 203k is tough to get accepted, but a typical FHA isn't the worst. 

3) What amenities are they offering?

Buyers are offering up to 20% over ask. 

I know of one particular loan program in Columbus (I'd need to see if they service Dayton) that offers 0% down for owner-occupants.

, it's still highly unlikely that an appraiser would have given value to this bathroom in any case, so we're not losing anything from an appraised value standpoint.Seller should be more than OK with it once you educate them on the fact that of all the offers they are evaluating, yours is the only one willing and able to execute a plan to close on-time, without delay, in spite of the flagrantly illegal and unpermitted bathroom.

On the other hand, a detailed quote with a higher total may offer more transparency and reduce the risk of surprises as the project progresses.I specialize in consulting services for situations like this, where I help clients evaluate contractor quotes, ensure transparency, and navigate the renovation process with confidence.

Thanks for offering to talk via phone, Mitch.