In the meantime, enjoy the free energy they provide?

Ideally you have not replaced roof, hvac, flooring, kitchen, bathroom, fencing, windows, foundation repairs, hard scape repairs, electrical, plumbing, etc.  

These are entirely relationship-based and do take time and energy to cultivate but are very lucrative once you cultivate them.

This usually means all updated electrical, plumbing, and roofing.

Start with a standard offer, and write a contingency into it for electricity, all the below ground utilities, and then work your way to zoning, permitting etc.

So, if your property has all bills paid by the tenant, you will deduct from the voucher amount the set amount by bedroom count for items like water, electric, gas, etc.

Will look to refi next year and get all our cash back (have 1 year left on generous seller financing)Failure: still battling a tenant eviction industrial property, costing me money (I can afford) but time and my energy (not a great use)A ha moment: just to focus on higher equity slugs into fewer deals, the law firm is #1 for me2025 goal: complete exit, closing Jan 9, keep making offers, grow the law firm with less billables

It will cost the seller more time and energy to sue you than collect on the EMD.  

Helps with your debt to income, better opportunities at cash flow, and typically requires less down to purchase.In regards to challenges, I usually build in an extra 10-15% to deal with things that I can't see behind the walls, including dry rot, electrical or plumbing issues, etc.

I may not have the experience yet, but I’ve got the energy and determination to make it happen.