Follow your process as if the tenant failed to pay rent (apply late fees, file a 3-day Pay or Quit, etc.).

The larger HOA is asking for a yearly fee of ~$300.

The Buyer agrees to use commercially reasonable efforts to secure such financing within [Number] days following the execution of the PSA.Closing DateThe closing of the transaction (the "Closing") shall occur on or before [Proposed Closing Date], or such other date as may be mutually agreed upon by the parties in writing, subject to the satisfaction of all conditions precedent set forth in the PSA.Condition of TitleThe Seller shall convey to the Buyer good and marketable fee simple title to the Property by warranty deed, free and clear of all liens, encumbrances, leases, tenancies, easements, restrictions, and other exceptions to title, except as may be expressly approved by the Buyer in writing.Property DocumentationThe Seller shall deliver to the Buyer, within [Number] days of the execution of the PSA, all documents and information relating to the Property in the Seller's possession or control, including but not limited to, title reports, surveys, environmental reports, leases, service contracts, permits, and warranties.Non-Binding NatureThis LOI is intended solely as an expression of the mutual intent of the parties with respect to the proposed transaction and does not constitute a binding agreement, except with respect to Section 9 below.

We will be selling our apartment here and after taxes will have about 2 million in USD.

Income is $600,000 per year and husband and wife both work full-time non real estate jobs.Is it true that the tax benefits are greater, or realized more quickly, on purchases like furniture or televisions to itemize a rental property, when they are made AFTER the date the property is put in service?

You think losing a $20k EMD when you don’t close sucks, but the seller might get hit with a $100k tax bill when you don’t close, on top of losing their own EMD. 

There can be a small fee for this so have them run numbers for you.Fresh inflation numbers come out Friday, we will see what they portend for next week.

If you are looking at this decision through the investment lens, what would you net on the investment that you put this money in to, after transaction costs and taxes? 

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

.), on paper my properties are functioning at a loss (great for taxes, terrible for DTI).