Scenario: I have a weird scenario where a week after closing on a home a pipe burst in the second floor unit of a duplex I purchased in late January of this year.

I had a seller instruct me recently to counter an offer from an unrepped buyer that they had to use an agent (seller is also an agent so they know the deal, there’s a much higher likelihood of the transaction going smoothly and making it to the closing table when there are two agents involved.

@Joseph Weisenbloom - I normally don't counter sign leases before receiving cashier checks or the funds in my account for the security deposit and first months rent.

They take it, deny it, or counter it.It really is that simple.

Biggest challenge was the weather - the pipes froze when it reached -27F.

You can counter the all cash guys by removing any financing contingency and making a hefty EMD.

And the water main, which is probably a lead pipe. 

@Nidja Bell well, now you are asking for something that is counter-intuitive.  

I was able to give them a warning, and was in a position to negotiate a purchase or refer them to someone who may be able to help them.I would explain their rights and what they could do to delay a foreclosure auction sale.They could:File a counter suit if they feel they have been wronged, that the bank did not credit payments on time.

Also there are weather issues with Indiana winters and pipes possibly freezing, thunderstorms and hail damage2) Knowing how long to hold onto a property, 1031 exchange it to another property or DST, or in some cases sell it and pay the small capital gains tax (if any) to have less headache. 3) Underwriting the deal incorrectly (factors: local appreciation, rate of rental increase, economic growth, gentrification of area) and being overly optimistic (a renovated 100 year old home is still going to have problems).