If the seller accepts the offer one of the things on my list to figure out is if the screened in back patio and backyard shed/1 car garage (that is built only 1-2 feet away from the neighboring fence-line is permitted or not.

If they accept we have a closing date set for a month from now.

So we offered a reasonable cash offer given the condition.Either way, my agent told her that we would be open to considering a counter offer from the seller.No reply for two days, then the seller's agent told us they had "accepted another offer".Yet, it's been 48 hours and the MLS still lists this property as active.So my gut and guess is that she was lying to us and didn't want to take our offer due to it being lower than their ridiculous request.Is she allowed to lie to us about accepting another offer?

After a few months and a lot of searching, I found a property in the San Fernando valley (Van Nuys) thats move-in ready and my offer was accepted at 60k below asking.

I had an offer accepted that was 5K less than another buyer because the seller didn't want to wait 30 days for the other guy to secure a mortgage.The risk to me is low- I don't wait the 6 months because my rehabs are actually pretty low in cost (mostly cosmetic) so I'm good with refinancing 75% of the purchase price. 

Whatever is left over after depreciation recapture is what you have to play with.With respect to C), You can still do a 1031 exchange; you just cannot accept the note.  

I think that is acceptable, but I have my tolerance.Btw, it's Rogers Park, no D.

i assume i wont be allowed to have it inspected except if i make an offer and it gets accepted?

Now that I have a few accepted offers, I am planning to branch out to another area. 

We currently have a SHF (fix/flip) on the market with an accepted offer.