Now if for some reason they wont write an offer as instructed as long as your not low balling with no hope of landing one and have to make 50 offers to get one.. then change of agent could be warranted.Keep in mind many buyers have Critera that they want to stick to which simply is not realistic and if they want those numbers .. they need to go the direct route IE their own direct marketing and close their own deals.

Link to pics: https://imgur.com/a/coVMEqKFor the cheap route, the GC suggested this: Remove wall mounted medicine cabinetMatch tile where the cabinet was removednew vanity, faucet, toilet and mirrornew doorlaminate sheet floorepoxy paint the surround, tub and all wall tile to whitenew light, exhaust fan and HVAC registerrelocate light switch and add GFCI outletI'm a little worried that the cheap makeover wont fly if I ever decide to sell the property in the future.

They travel lot and wont buy for sure.

I put in that low value because we plan on rehabbing the house to a fairly new condition so I am assuming we wont need much repairs or CapEx for the first few years.The tax rate in philadelphia is about 1.4 so i rounded up to 3600 per year its more like 3550ish.I was looking to see if there were any alternatives to this waiting period, I found one lender who does not require a seasoning period but the LTV was 70% and 6.75%  for 30yr, which would leave some cash in the deal.For closing cost the buyer is paying all of the transfer tax which is close to 4.3%($6500), as well as 2 points for the Hard money lender, and title search/insurance ect.Yes the first loan is a HML.That 15k is a mistake, thats for catching that, I added in transfer tax again, it should be closer to 3000, as the lender is not charging any points only a $500 doc fee and title, insurance and escrow cost.

Worst case, he ends up in jail and your unit is destroyed

Buyers flaking out on me last minute without any contractual right to do so.. but wont sign the release. .we always just split the baby down the middle.. offer to let him keep 500. 

But the tenants and their pets really can't destroy it.

Upon payoff I will be able to annually max my 401 19,500 a year because I wont be paying as much on the mortgage.I made extra payments from the day I bought the house.

lender may or may not sue on the PG if the borrower really has no money its a waste of time and energy for the lender.. and they wont sue just to sue.what your friend could get though is a 1099C debt forgiveness.. which is ordinary income to the IRS>. so would not owe the lender but will owe tax on the forgiveness of debt..

Just dont use round up no big deal, and just tell her, cool I get it, we wont use round up, but you will have to deal with the weeds.