Bottom line the fact the apartments do not have separate utilities and the garage studio is illegal has me thinking of not even giving a counter offer.  

I didn't really expect my offer to be accepted but I do expect some sort of responce, either a counter offer or a thanks for playing but no. 

., FSBO Cash Purchase vs FSBO Seller Finance).Learn how to use addendums to counter offer with terms that work best for you.

I got my "acknowledgement" from Fannie Mae, had my inspections done, then they came back two weeks later saying they wanted to renegotiate and gave me a counter offer.

Received offer yesterday and am in the process of negotiations through counter offers/replys.Assuming I settle at $390k for this property with current buyer, here are the numbers:$266k purchase$ 40k rehab$ 23k re-sell costs (agent fees + title/escrow + recording)$ 7k loan interest/costs Took $200k private investor loan at 12% + 2nd investor loan of $25k @ 12% (BP member)$ 2k acquisition costs - rounded up (escrow/title)--------------$ 52k net profit before taxes inside of 3 months!

If the seller changes the terms, that would be a counteroffer, not an acceptance because there is no "meeting of the minds" on the new term(s).

I was told that the process to obtain an answer or counteroffer would take 60 days.

This is where I think that it could get tricky.If they accept your offer with the clause included it should be ok, BUTif they counter your offer then they can claim via the acceptance offer that they removed the clause via the counter offer.

Two days later, I submit a counter-offer of $57K all-cash, without the stipulation that says I can switch to financing if I want.

Just a developing pet peeve -- cannot stand it when an agent tells me, Well, the extra thousands they want you to pay in their counter-offer would only be $X more a month, and that's not much at all!