Keep it simple, clean, and professional.

Simple, effective and works well.

You could write in your offer something to the effect of "This is a cash offer but Buyer reserves the right to use transactional funding and buyer agrees to pay $x per diem for buyer delays only beyond the agreed upon close of escrow date"

Most of our success has come because my wife has a way of meeting everyone who might have an effect on our business and making friends with them.

I'm guessing it prob needs a little cleaning up.

This would be most effective with worn and dated properties in nicer or up-and-coming areas where there are other modernized units currently getting higher rents.So sure, there is a point to their argument.

I guess the majority of the public believes the status quo is OK.I don't believe it's OK but, beyond casting a vote or making a protest card, I don't know how to change things effectively.

However after talking with multiple mold specialists it can run 1k-35k just for clean up and if that is the case I figured another 20k in construction costs.

Then it took me another two weeks to clean and fix and get the place re-rented.

I'm not sure how it works in your state, but real estate is usually appraised with an effective date being the date of death.