Maybe you can include a clause that if closing does not happen within a given time period that you will increase your EMD or the total price they get. 

You send a request by email. 

Does your contract actually include a financing contingency?

When purchasing the house, the sq ft of the ADU was included in the overall sq ft of the house.

In a Wrap you ARE creating a new mortgage that “Wraps” around ( includes) the existing mortgage.

I spent about 6k to get rid of the smoke smell including painting, cleaning the vents, cleaning the furniture etc.  

Almost everyone here on BP will tell you that they wish they had started earlier, myself included.4.

Even if you included $100 per month in maintenance/repairs and $100 in property management (I know a PM that will do 7%) you'd still be cashflowing ~$250 per month. 12% CoC return based on 20% down.  

That is an exception though - most of our sports related stays are driven by ESPN all year, including the summer months.

Any red flags or important clauses to include in our contract?