I was very agressive on my last two just to make sure I got in under the April 30 deadline.

I can see for a single tenant in a house that is not close to your other rentals doing a negotiation like that might work.Most of the tenants I have if the judge says to be out they go.Different tenants have different levels of knowledge with the process and the last thing you want is to empower them more.You will have enough professional tenants to deal with as it is.I always tell my property manager that "less is more" when talking with a tenant.The more you explain things to them the more they learn and are more difficult to evict.Let them believe they have to be out and most will just move and not wait on the writ.One tenant I had got a judgement in court and the eviction date from the judge.They paid the judgement and moved out and didn't wait on the writ.They didn't know about garnishment,bank levy,etc. and the process and just paid me the judgement.Also even if it is a house you have to watch if your properties are close to each other or renting to friends or family they will talk as well about you the landlord.Have another tenant now where she owes thousands and the writ is in a week.She has been waiting on disability approval from SSI.She wants to pay 700 but I have a judgment for a few thousand.I told her if she comes up with 2,500 I will let her stay otherwise she is out.The reason is at 700 it is not worth it to me.I would take 700 and then have to cancel the writ and refile eviction.With the holidays it could be January before I get her out again because of the courts taking the time off.At 2,500 I get most of what is owed and I don't have to recondition the property.Then I don't have to get re-rented during the Holidays which will most likely take a special first months rate to rent out.As a landlord these are the tough decisions you have to make on a case by case basis.We do inspections once a month.Then we know if we file eviction what kind of recondition costs will be needed to get ready again.Then you weigh the thousands in costs or hundreds depending on condition re-renting versus a workout with the current tenant.As far as evictions go most will pay the judgement.If they do not I am nice to them and press them to move out by the court ordered date.The property manager goes in daily and says a few more days and it all has to be out.This presses them to move.If they change the locks which they are not allowed per the lease then we have an impact driver that will push through the toughest lock in under a minute.Some will stay and wait for the writ but not many.I wait until they leave and then I "bring down the hammer" and file garnishment against them.I don't do this until they leave to keep them calm and make them think they are getting away with something.They leave the place clean with no trash thinking they are getting off scott free.

I'm a real estate agent and know that most of the agents do not know the first thing about marketing.Even in this market it is easy to get 95 percent of market value for a home in under 30 days.The market has been this way before ....you learn from looking back at the past to see what has been before.

We have a multi family in Kearny it's an easy commute to the city, I'm at the Harrison path in under 10min.

Not having the keys and he cant quite get in under the door he starts looking around the house, following the footprints in the snow.

When you purchase an auction property a lot of times they are looking for a true cash buyer that can close in under a week.

My opinion is not to extend this DD as these are items that are not costly items to repair, both repair quotes came in under $2K each. 

There is more to selling the property than looking at a few comps.If you move forward with it w/o an agent, make sure you understand the "appraisal" dates and deadline under line 87 (section 3.1) in the Contract to Buy and Sell Real Estate, as that leaves the buyer a resolution or possible out if the appraisal comes in under ask price.Have the sellers share the comps they used to price it.Have the sellers pay for an appraisal before going under contract. 

Second your hard money lender will want their money back in under a year usually.You could get a private lender to lend you the purchase price but that’s going to be hard too.

Of course these events don’t happen often but two things like this have happened in under 10 years.You could also find another PML at a lower interest rate and refinance with them.