Like I said though, most come in about half that, so use $5k to negotiate and even if you get a 50% concession you could still potentially get it all paid for by the seller.I can run any addresses through the database for you and see if they've been inspected or deleaded for you.

Put 0-3% cash down, put some money aside for closing, inspection, and minor updates.

Tell her the deposit is returned after she moves out and you've inspected the place. 

Then get get your buyers to sign a contract subject to their inspection of the property with earnest money as well.

I’m still within the inspection period I just don’t know how to word it.

You can have it inspected to ensure everything is done correctly and have a reasonable certainty that you won't have any issues. 

The tenant called and said no hot water for early morning shower, so I inspected with plumber same day.

Now i will pay for an in-depth inspection of future HVAC systems.

IF it goes under contract, turn everything back on so they can inspect.

We had to remind him twice that we wanted a radon inspection.