In your instance there are only a few variables.

In this instance, Either the purchase price will have to be lowered or the buyer and seller must work out another arrangement for the 15K balance.

I think today if the parties are unrealated you might have a problem unless it's a non-owner occupied purchase.As J. mentioned it's highly unlikely IMO that they will change buyer after submitted, that would indicate to me that the buyer doesn't have their ducks in a row as well and might consider file 13.As to the QCD, this was the way to do it in the past but I believe today (as things change in RE) that there are some areas that have title issues with the QCD being used except in limited and more customary instances, like between husband and wife from a divorce.The problem seems to be that it weakens the chain of title as to "only that interest" being conveyed.

I agree that in some instances stucco does make homes look more modern.

Listings generate calls and they can be used simply as advertising keeping the Realtor in the Homes Magazine or similar publications.

it's been awhile since I posted in this thread but I'm pretty sure that in most instances where I said "partner" with a N/P it's meant in the spirit  of working with them not so much in a formal partnership arrangement.

For instance if you allow early period redemption's in a pro-rata fund, the liquidation of an investment may have consequences of the return for other investors.

If stated the other way, post yoru area zip code with the cost to build being lower than the median price, you will have a short list.For instance, you can buy in Vegas at $45-$50 per square foot, yet the cost to build is well above that at $80 so building makes no sense there.

Is that a conservative estimate and is there some upside potential to decreasing expenses (for instance, adding a RUBBS system).Next, 12% return where I have to self-manage is too low for my tastes.

For such instances, I would take the normal ARV of this home and reduce by a bare minimum of 15% and likely 20% just to keep me safe. base your offer price on the lower adjusted value knowing you have to disclose which will chase away a large % of your buyer's pool, regardless of how nice the area/neighborhood is.