The seller wants to keep the furniture or sell it for an unreasonable premium and the buyer wants it included in the purchase.We're talking about $10-20K of furniture on a $200K contract.Any tips to keep this from complicating the sale?

Even though it may seem unreasonable, it would be nice to follow the letter of the law when possible.

That is, the end buyer will have to come up with an unreasonable amount of down payment to close the deal.

Now if the price charged is completely unreasonable then you'd have a case but if you ask someone to preform a repair on an item that is your responsibility then there should be an expectation of payment.

Utilizing a property cashflow analyzer and conservatively estimating all my expenses (maybe too conservative), it's almost impossible to cashflow positive unless I'm putting 40%+ down or factoring in a completely unreasonable purchase price.

I would like to offer 450,000.00 ..as an expert do you think that is an unreasonable offer considering the value of the area?

For example, should your insurance company be like mine and prohibit certain dog breeds, it would be unreasonable for somebody to expect the landlord to switch insurers to a policy that allows such breeds (and the potentially higher premiums that would go along with allowing those breeds).

Tenant may not place any unreasonable restrictions upon Landlords or Landlord's Agents access or entry.

Rents are expensive, and according to my property manager, there is such a shortage of rentals in my area, that raising my rent 5-7% is not unreasonable...

Ask the Recorder of Deeds.I suggest you get to an attorney, do a standard lease, a separate straight option agreement, both could be assigned with owner's consent not being unreasonably withheld, get a power of attorney to do repairs or a construction contract would be better, you as a tenant probably can't pull permits.