Pay off HELCO, REPEAT.If you are an accredited investor I can discuss some Alternative investments I am personally looking at to generate income that offer tax advantages to shelter some income.

Good luckAt this point I have made what I believe is a fair offer, we'll see.

Spain as a country has a lot of things to offer, also in terms of the various provinces.

Many HELOC or second mortgages are fixed interest rates and depending on the loan amount, even offer 100% online and no appraisal requirement for issuance.

---You could offer to let them out of the lease---Refund the cost of the test---Spend up to $x to address the issueYou should explore the consequences/expectations before agreeing to anything else.Second, allow them to get a test done by an inspector you approve. 

What's the best way to beat an all cash offer as is with no contingencies and a quick closing?  

@Joseph CrawfordThe FHA and VA loans offer a lucrative field in real estate investing.

The custom builders in the area are very competitive and are offering pretty inexpensive builds vs comps.If the lot was purchased recently for 20K and the turn-key cost to build is $200K, after I close on the house (bank said appraised value would be 220K), would a new buyer have problems with it getting appraised over $220K even with other comps selling for 300K+?

Under this method you make your one and only offer; no negotiation, if it’s not accepted you walk away.When I started in real estate investing a couple of hundred years ago, I was a proponent of the first method.  

If you could offer me the same generosity, it would be wonderful!