Each deal is defined in your plan, and executed within the market(s) you have found using whatever strategy you need to use where the deal (property) delivers the criteria defined in your plan.Not having that plan, is why most REI run into trouble/roadblocks, and not analyzing for markets is why most REI make bad deals...they don't know where the next one is coming from, so they rationalize the current deal to make it fit.

@Tomas LamHave you considered asking for the property to be delivered vacant?

the profit is being taken in the middle.I was a logger/ Log supplier for most of the 90s and the highest I ever saw futures was 450 per board thousand.the ironic part of this is delivered log prices on the west coast are at almost 20 year lows.. and there is plenty of supply especially with the fires in Oregon..

Client-agent relationship is professional, there shouldn't be an emotional side to this, if you can't get the result you expect and they can't deliver it to you after the expectations were clearly set, then it's time to part ways in a professional way and find an agent that is willing to commit to delivering the level of service you demand. 

Step 5: The final decision to move on closing a deal and delivering your asking price.

The contract 'should' say units ____ and ____ to be delivered vacant.    

I found that out as a Merchan Seaman working on Oil Tankers when we had to deliver gasoline and diesel fuel during the winter time to Carteret or Bayonne.

But a property that delivers high cash-on-cash returns that has been sitting on the MLS for two years and a newbie stumbles upon it before a seasoned investor scoops it up....well, that is very unusual. 

Right now Costco has some furniture on sale and they will deliver to my address so something to think about.

And once had notice made up could also deliver it in hand to them as proof they recieved and start the 21 day wait.