Very expensive HOA fee.Since inventory is 10 to 18 months, it would be easy for a buyer to ask for a huge price reduction if the seller is motivated.  

Just because it's easier to put a body into your unit than it was, say, ten years ago, doesn't mean you should get less vigilant about putting the right body into your unit.Usually you can tell when the tide turns because owners and apartment complexes will start offering incentives like discounted first month's rent or even a free first month, reduced security deposits, rent reductions, etc.I haven't seen anything like that for a long time though.

I know at the end of 5 years I'd rather end up with $1.3 million dollars rather than $7500 a month.In your shoes I'd be paying off debt on my properties as fast as possible and turning my 1.3 million into 2 million of equity in just a couple of years through a triple whammy of 1) Debt reduction, 2) Increase in equity (debt retirement and further appreciation, 3) increased cash flow (through debt retirement).

I just negotiated a $20k reduction for my buyers, after we were in contract, at $55k below ask, when they specifically said they were quite happy with the price.

It will cost me 7k to fix everything but after already giving 11k, it's a tough pill to swallow.

But here is the result of the negotiations and the final deal I signed.Amount owed to bank $690k   Price I paid $468.7kTerms - Prime floating - currently 3.25%, 2 year deal with 2-1 year renewals of the sameThe loan is I/O and debt reduction is straight-line taken down at the commencement of a construction loan.The bank is to finance 1 spec home at a time during the duration of the loan.

As buyer agent on "retainer" you could offer splits of 70/30 on commission that savings could be a selling point to seller (reduction of fees paid) or into seller agents pocket.why the investor would pay...she really doesn't have an advocate for her position since everyone gets paid by the seller.Does it makes a difference of calling them transactions or credits?

According to our company civil engineers and architects, new constructions can have LEED features built in to achieve energy reduction and recycled material. 

The other option is to drop the price (I suggest we take it off and re list it at a new lower price right away rather than do a price reduction so it shows fresh on MLS).

Condition is key when negotiating.You can always work your way up to an acceptable price before escrow, and negotiate during your inspection period.You can overwhelm them with repair lists, and ask for a reduction of small to medium size and put a marker so you meet and your exceed your target number.