https://www.redfin.com/OH/Cincinnati/17-E-Mitchell-Ave-45217...

In my state the standard contract used by realtors addresses this issue by allowing the agent to check a box specifically to limit the seller to keeping the EMD as opposed to going after "liquidated damages" like that.

Also consider how you plan to finance your acquisition and what size business is feasible based on your current liquidity.✅ Focus on making a good first impression and building rapport.This starts with getting honest with yourself about what you’re looking for and how you plan to execute.

Though it may cash flow well based on their current debt service, when you compare the income it produces to the equity they have is it actually even a good investment for them from an ROI perspective or would they be better off liquidating and redeploying?

The last two provide the added benefit of providing you access to liquid cash. 

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

@Tom HallAt 7% if you can I would pay it down as investing it net after tax gains may not get you the 7% you are paying - so it’s less riskDownside is you lose liquidity of that money as it’s tied in your propertyIf rates come down in future you can refinance and even take some of the cash out.Regarding your question are rates coming down, a lot of factors come into play but right now it does not appear there will be significant changes to rates over next 3-6 months.

If Caleb doesn’t respond you might want to check out this thread https://www.biggerpockets.com/forums/51/topics/816680-real-e... 

Good to e-mail on the address on your profile? 

That's your "E-Z Button", you need a good PM so tap-out and get one STAT.