Remind them they don't have to accept any offers that come in. 

We can usually build that in 3.5-4 months, but our permitting process is insanely easy and our building department will accept building plans on graph paper.  

Then, you can make a more educated offer, assuming you haven't made an offer and are not under contract.Once an offer is accepted, now it's time to really go to work. 

If your offer is accepted things move pretty quickly. 

Do not accept less than market rate or you're just owning real estate for fun.

The bank finally accepted my offer with the reserve not met.I had the contract in my email box the same day.    

I accepted an application from a prospective tenant who, after submitting the application and paying for the credit history and background checks, told me that the earliest move-in they can do is April 12.

A few things to consider: Will you accept pets?

Offer "in the 3's" accepted...Tear down rebuild 4X1000 sq ft 2/2s @ $130 per ft (low) = 520K plus "offer in the 3's = rectal bleeding.

Which crime rate is acceptable for a buy and hold property?