@Ricky StaffordUse historical median price table from here.

I have not consulted an attorney, it's a pretty simple transaction so I didn't think it would be necessary to get an attorney involved to draft an addendum.I'm curious if anyone has any experience in adding these types of contingencies to contracts that protect the buyer all the way up to the closing table?

@Johnny Tsu: I'm glad the tenant moved out and you didn't need to deal with it at the table. 

And lastly the town I live in https://altos.re/r/15fd2d9 you can see this is upper end for the PDX area and things are softening on the 1 mil plus.I am thinking of taking my chips off the table pretty soon...

Account Closed You may not know an issue has come up until you are at the closing table. 

In my opinion, if you don’t have any experience or a large amount of cash, you don’t bring much to the table on a partnership for a larger deal.

Or, the seller needs to bring cash to the table to cover the shortage.Or, wait for a buyer who will pay enough to cover the mortgage payoff.

It's almost 350 pages (including table of contents and index) of information about Alabama tax sales.  

If I am to partner with someone I will already know going into the partnership what value they bring to the table.

The note can be made more marketable by using an RMLO service who can document the file- the seller acts as the underwriter in approving the financing, but they will verify rent and perhaps in this case put together some non-traditional credit sources and income documentation in trying to establish ATP (Ability to Pay)   The seller could potentially sell the note at the closing table (likely around 70% of the Note Value.)