Thank you so much referred me the lawyer last time, I had a consultation with the lawyer and was very informative. 

Good rates, great service, fast dec pages, and never a whimper about the condition of the properties. 

It's in pretty good condition. 

I have had different opinions on that, even from lawyers!

How much you reserve depends on age, condition, and a few other factors like 'Do I want to save the reserves because ill need them to replace items' or 'i save the reserves to make sure I'm profitable in the long run'.

If this house was in decent condition, I wouldn't mind dropping contingencies, but in its current condition, I just can't logically remove inspection contingency. 

I have a 6 family deal on the table.Asking price 420k I think I could get it for 400kReal estate tax reportedly is $4000Water sewer $200 reportedlyInsurance $2700 per yrGas $600 per yrElectric $750 per yrGarbage pick up $750 per yr.Plus lawn and snow careCurrent rental income $3945After purchase projection $4200 (on low end)Cash flow on purchase would be around $1200 a month...Great neighborhood A+ and the property is in great condition...Looking for help in terms of is this a good deal... and if so what would be the best way to structure it?

I can get 4% for 20 years - but I am unclear of a 'Prepayment Penalty": his 'contract'  :{5} Note:The borrower will be responsible make an origination fee PLEASE NOTE:this is the only fee expected to pay for this transaction to have your loan transferred to you as soon as possible by the bank transferring bank to your bank account, or which ever way you want your loan to be transfer to you If you fully agree on this terms and condition.Do you agree with the above terms and conditions?

You can get under contract with her and pay a lawyer to probate the estate.

to update on this..I talked to the lawyer at the title company and the reason for the delay was because the seller got the property through foreclosure.