I invest in South Bend, which is two hours from home.

You're offering very favorable terms to a buyer (too good if you ask me, assuming $250k is a fair value) so they should be bending over backward and giving you everything you ask for and more.

I like that part.now as I said a little frustrating but if we call this disruptors they defiantly changed the landscape and forced someone like me who is use to making the rules into bending to their rules. 

I am in Bend but cover Idaho as well.  

Now I know its never good to try and bend over backwards to make a deal work but this is a great opportunity and I am very familiar with the area having lived in this city almost 10 years.

That leaves HOA fees (if applicable), restocking basic supplies like paper goods and linens, power and water, landscaping, snow removal (in Bend, OR).

We are the kind of LL that bends over backwards to return deposits, if at all possible.  

We treat everyone with respect and bend over backward for them all! 

Some will bend the rules in your favor and some won't.

Assuming you are a rehab flipper like myself, you are in and out in 3-4 months, and here in CA, our homes are framed out of wood witch bends in earhquakes.