Anything that hits MLS is going to sell at near full-market value because there are so many buyers out there and the competition is really stiff.

A cash buyer is better because the seller doesn't have to wait for financing to come through and any hoops the bank makes everyone jump through to close.

Not cool to lock up a property hoping you find a buyer, wasting the owners time (and money if they have financing on it), and getting their hopes up, just to walk away 30 days later.

I’m assigning the contract over to another buyer.

I’m assigning the contract over to another buyer.

Then I sell the property to Tenant Buyers who give me $25,000 plus or minus down.

seems high from JUST closing cost perspective on buyer or seller side (escrow+attorney+survey+prorated tax+ doc)... but again it could be very low depending on how the closing cost is being constructed (may be point or cost from both side etc) ..if you can give a breakout /pic of the closing statement then i can help 

David, the San Mateo house was on Barneson Ave and you were not the buyer.

Thanks @Ben HowardHere are some quick insights (lists) about the Sacramento County MFR 2-4 market:16,044 properties designated MFR 2-45,056 owners live outside Sacto County4,476 owners live outside of California884 were sold/purchased in last 365 days (~5.5%)2018 YTD: 3432017: 9432016: 8632015: 8124,520 have 100%+ equity796 are underwater12 are in Preforclosure263 marked vacant by USPS143 were purchased at auction by a trustee sale buyer1,445 have had a death of joint tenant in last 365 daysSince 2016, 676 transactions were off-market - and scanning through those buyers a lot appear to be investors as they've done 2+ deals or their LLC name indicates investment orientation.

The appraisal came back subject to repairs and the VA contract states that no repairs will be made by the seller and the buyer will have to escrow repairs.