It takes them a while to catch on.So retail appears to be slowing and I've actually seen a couple of more investor appropriate deals in the ballpark of reasonable (and by that I mean priced at 2x my number rather than 3x) on the MLS lately.

I did the same last year in a situation where the seller was responsible for getting her family to move out...almost turned into an eviction.One thing you may want to consider is that although the 30k is in escrow, you can't technically touch it even if the seller passes the deadline.

@Joe Hines and @Michele Fischer Thank you SO much for the responses!

thank you for your response.

Any and all responses are appreciated! 

IE   for a faster response text me.  

For example, I have homes that include a washer/dryer but we make it clear to everyone that they are free to use them but are responsible for repairing or replacing if they ever break.

YUP  I could have flipped this plat to DR for a quick 1 mil profit but we decided to build it out and that brought us an additional million plus in profit .. of course you have risk reward.. flipping to DR takes all the risk out.. but we were and are confident in this market and price points.. the over million market is slowing a lot of PDX or taking a breather as I like to say.. but the 350 to 500k is still robust and that's where we play

@Andrew Harrell thanks for the response.

@Lee Ripma & @Brent Coombs thank you so much for your input and quick response!