Its super awesome to hear that even through some bad experiences you haven't wavered in your interest in Real Estate.

Well then I probably would suggest cedonia , belair Edison, Gwynn oak garwynn oaks ,waverly those are decent areas you can get properties in those areas rent ready for those prices , I just sold a light rehab I completed for 120k in bel air Edison and they have it rented for 1550 with an A class tenants so it cash flows for him and it was 100 percent rent ready for him .

It appears that with recent LIBOR increases long-term rates may finally trend up.In the last 90 days, the 10-Year Treasury has wavered between 2.05 percent and 2.45 percent.

However, some of the best agents won't work with buyers who waver too much about buying because they can spend time with other buyers who will actually buy. 

I've started to accept that, and I think most experienced investors would agree that it's wise to stick to your criteria, and rarely waver.

That being said you could compel them to sign a waver that they don't want anything left behind if you agree to wave what they owe you.    

We are real estate agents and investors in Waverly, TN. 

Thank you @Brandon Higdon and @Waverly Rennie!!

Once you know the answers to all of these then, and only then should you talk to the seller.BTW, because I knew that the buyer was unbankable I never wavered in charging OVER MARKET prices for my properties, and charging OVER MARKET interest rates.

The last check should be the one that they use to put food on the table so they don't want to see it get smaller every day that the work isn't done.GET IT ALL IN WRITING.One last thought, also get a contractor lein release waver signed when they are done or when you fire them so that they don't attach a lein to your property.