I use thunderbird to integrate all my email accounts except those web emails.

If he/she is someone you know and you want to make exceptions then you are not treating this person as a real tenant and this a business arrangement.

I have all my ducks in a row with the exception of an EMD.

It's difficult to achieve anywhere near $80k for most properties down there but maybe yours is an exception?

As in you generally can't roll the costs into a loan (except in a few special cases), so why don't they just get the place that is double their budget that they always love if they have an extra $150K liquid to do the rehab on the cheap place?

I've seen asking prices and selling prices all the time and look at comps all the time and I've seen houses sell for less than I was willing to pay many many times, actually all the time except for the last 2..

This was quite an exception during the downturn, as condos were beat down low.

Looks like Wins all around (Except for the guy trying to squeeze you out, but he will learn a lesson which he SHOULD see as a win if he has the right attitude...).

There isn't much of an incentive for the seller to do anything except list it and sell it.

Active With Contracts only tells you an offer (you don't know how much) has been accepted, just as Pendings do.I would also ask him to put up a few Expired comps that are based on his formulae except list price.Solds tell you what to do.