Needs to be fluid and adaptable, within a certain outline of course..

You might be a redneck investor if - The strong smell of cate urine in a property for sale makes you smileA property for sale sign cause you to slam on the brakes A tenant threatens to call a lawyer and it bothers you about as much as them calling their chiropractor You can estimate $30K in repairs after a 15 minute walk around You know the comps of every neighborhood within 25 miles of where you liveYou have a contact phone number for every profession needed to buy, remodel or build a houseYou would rather walk a building site than a golf courseYou can lay flooring, hang a ceiling fan, and set a toilet without Google or YouTubeHalf of the employees at Lowes and Home Depot recognize you as a regular Your HVAC guy invites you to the company Thanksgiving lunch 

You can easily spend a thousands bucks just on tires if it needs them and another 600-800 on brakes.

But that 45 day list is fluid and can be changed at will until midnight on the 45th day after closing. 

since the property is on septic, you may want to collect groundwater samples to make sure contaminants have not escaped from the septic.I have come across many sites that were contaminated by fluids, oils, etc. disposed into the septic system.

May have some time Wed (29th) evening, or Fri (31st) morning, but agenda is still a bit fluid. 

waste fluids could have been discharged into septic system.(5) you say gas station is currently vacant. have the tanks been properly closed in accordance with temporary closure requirements? 

I like to keep 5-7k fluid for maintenance or unexpected items coming up.

The larger you go up in price the smaller the buyer pool shrinks so can get a little better cap rate and also better loan terms ( more lenders compete for larger loans as it is less to keep track of for servicing volume and locations tend to be stronger for higher priced properties.)My clients sign exclusives with me because it is a considerable time investment on both sides to work to achieve the common goal of effectively finding the best property in the buyers range to purchase that meets their quality and cash on cash objectives.The STNL market is fluid and the good properties go fast ( typically in days to 1 week max).

My house is a reno for me, and I have run into a couple issues that put the brakes on things while I figured out a path forward (mastic covering 90% of the floors for example) anyway, its a fun way to make money but it is NOT as easy as tv shows show or gurus say.....