There will be some customary fees that hit seller side, but this is may vary state by state.On both buy and sell, you will have things like wire fees, maybe underwriting fee, etc, but these tend to be minimal.Holding costs: HOA, if you have one.  

Your lender will need you to move in within 60 days.So how do you get the seller to deliver the bad news?

Open to seller financing options.

Sellers or JV partners may value a hands-off partner who can handle rehabs.Start with a Strategy: Whether it's BRRRR (Buy, Rehab, Rent, Refinance, Repeat) or simply flipping properties to build capital, define a clear path for your first few deals that aligns with your long-term development goals. 

@Sham Haile you should look up the Tenants Union & RHAWA websites to review the notices and requirements for how notices need to be provided to tenants when a seller intends to sell a property. 

Banks will take too long for most investor properties- especially in cities like Atlanta where the property will sell fast (and the seller wants their money fast). 

We walked away from a new build last fall because we could already see issues and the sellers ended up getting us a pre-inspection report that said there were serious issues with drainage and foundation.

same with HVAC and other big ticket items.with that said, i don't invest in Indianapolis, but you're likely still in a sellers market, which means that sellers are going to be less inclined to make fixes / give credits for issues. 

Also, how much did you offer the seller?

.- You don't need to offer the full asking price as earnest money, but a large deposit definitely helps woo the seller into believing your offer is serious.