I don't have penalty or incentive in contract. 

A 3 stories high 100 units property that sits on a 2 acre land will have a significantly less landscaping (contracting services) costs than a 2 stories  garden style 100 units property that sits on 15 acres of land with lots and lots of landscape. 

This is my first post and these forums have been invaluable as we embark on our first real estate project.We are currently under contract on a single family home in Cumberland ME.

As long the rates are competitive they are great because you don't pay origination...and it doesn't show up any place as a liability since it is just a contract between two individuals.

Day one I have three leads and meeting a cash buyer in the morning to "write up a contract" of course that doesn't mean it's going to happen but hopefully it well.   

I do have a 4-plex in Calgary under contract right now that i'm trying to close on, so there are deals, but they are really hard to find right now! 

The contract states "This contract is subject to Buyer obtaining Buyer Approval.

Well the only thing I would like to add is that if you sign contracts and you're making representations to purchase if you cannot find a buyer then hopefully you're going to keep your word with the seller and honor the contract like any honest person would.

Unless your contract specifically states that the new owner was not to receive key code access or keys to the property, your quarrel is with your new landlord and NOT with your Realtor. 

I have the signed contract for this property and have about 30 days to figure things out.