Seller counters or accepts;3.

I have a good looking logo and usually try to use the best looking branding I can but maybe that is counter productive in this case.

I "harden" them by polyurethaning the raw edges on miters, and the underneath lip along the counter especially by the sink and dishwasher, and the sink cut out.

As a seller I would counter your “certain to close argument” with “great, I want a $20k, or higher non-refundable earnest deposit.”

It was 90k which included new sewer line, AC unit, flooring, paint, lights, kitchen sink and counters, bathroom.  

On REOs, HUDs, VAs and other you can get inside but most of the time the utilities are shut off, and heat has been off for a long time at least one winter, in some cases more than one winter and are possible freeze damage to water pipes, hot water heat pipes and even boilers/hotwater heaters. 

The owner/manager has been very responsive about calling an exterminator, but cleaning the kitchen counter of rat poo every morning is...memorable.You're spot on about getting a good cleaner; they can make or break the quality of the guest's stay.Keep up the good suggestions, and thank you!

Counter-cyclic investing is an aspiration that few achieve - kudos to you.  

We even tried to settle and they countered with a ridicouls offer.

Sewage lines in Texas used cast iron pipes before 1970s and they are rusting out.....hence I don't buy older than 1980 homes.