I offered them cash and a 12 day close as is so they would accept my offer, after inspections, etc I would ask them if I could change to hard money, they said no problem, so I did.

I added another 15% for repairs to the final estimate.BTW, I used your book as a guide for the inspection and estimated repairs :)But I understand your sentiment, and one can put as much as they'd like into a home.

There is some price that's a lot closer to your current listing price that will get an offer this weekend.

basically yea - on our contracts we have attorney review, inspection, and loan conditions - the 3 ways to get out of a contract.

Unless you use a contingency in your contract, like continent upon inspection or estimated rehab costs being below X amount.

We have experience in property preservations and property inspections.

Anything from a duplex to a quad interest rates will rise closer to summer and more buyers will be in the market.

At the end of the day the lease ties your hands up way more than it ties theirs up.3 months in and they're calling you, bugging you everyday cause a door knob needs tightening or a lightbulb went out, you're pretty much stuck with them. 3 months in and they find a cheaper place closer to their job they can up and leave and there's not much you can do about it.If you start off month to month you can always have them sign a 12month if you think they're good tenants.

If you're really closer to break-even, and you can sell at a profit, then find a better investment.

I'm betting the original deliquent fees are closer to 2-3k.