A one company town is risky as that company could go under. 

Let me give you a great easy example......this is less risky.

@Zoran Domazet you must mitigate their risk. Ie

HI @Oliver Lazaro the most risk adverse step would be to consult with an attorney and draft up a contract with them; this would be the most conservative way, to ensure neither party will lose and all risk is managed. 

I'd be interested in hearing more, and I also tend to agree that office is pretty risky right now. 

If you can wait until post-COVID you can get a better deal.Cash-out refis effectively raise the portfolio's LTV numbers which does increase risk (ie reduce equity/dollar).

My agent says the only risk is that if the appraisal comes back with issues, we would have to fix them in order close the deal, which would mean the seller would have to allow us to make any identified repairs.

That means making sure your proposal meets those needs as well as highlighting their value proposition over others on the market is key. 

@Brian Garrett our lender required the 40% down, stating lening is more risky now b/c of Covid.

My agent says the only risk is that if the appraisal comes back with issues, we would have to fix them in order close the deal, which would mean the seller would have to allow us to make any identified repairs.