Our cost basis has been accumulating with our purchase price and then the 2 years of major repairs during 2022-2023 as well as taxes, utilities and insurance from '22-'23.  

I could tell by the list price and look of the property whether it was going to go pending, or languish. 

Is the washer price set higher then the local laundromat and are the dryers priced lower?

Concerned, I asked my real estate agent if I should push for a price reduction.

You'll want to ask about their experience, read reviews, understand their availability, pricing, insurance / bonding, and how they safeguard their funds. 

Then you have companies that originate and having a loan go NP is a semi disaster :)  What I am seeing is some of the NPN folks have had to go into origination as the NPN space inventory shrunk a ton and or pricing was to high to make sense. 

I was wondering if I should negotiate a decent price with the landlord and assign the contract to end buyer.

rates are high, prices are high, good PMs and contractors are booked up and busy, and it's very tough to find good deals. 

I look at asking price as a suggestion. 

I want to be able to do a cash deal to get a lower price and avoid all the cost that go along with a lot loan, fees, points, etc.