Easy - I get offers (which for the most part get countered or s-canned) with notes redeemable 24 hours before close as E/M. 

E/M becomes non-refundable and released barring seller default upon sale fail.Have had one and that's how we did it.  

@Tariq MckinneyTry E-Title Solutions out of Hamilton.

Would you be interested in e-closings, where available?

From the instructions for Schedule E, was confused about this line:Do not count as personal use:• Any day you spent working substantially full time repairing and maintaining the unit, even if family membersused it for recreational purposes on thatday, or• Any days you used the unit as yourmain home before or after renting it oroffering it for rent, if you rented or triedto rent it for at least 12 consecutivemonths (or for a period of less than 12consecutive months at the end of whichyou sold or exchanged it).So, does that mean that if I am converting a long term rental to personal use in Q4 of this year, does that mean that for intents and purposes I get to treat it like it was a rental all year for expenses and CapEx and I should leave the personal use days box blank?  

Your lender will prob want a summary to figure Debt Coverage Ratio.4) Financing (90 days after M/A or 60 after waiving 2) and 3)) - This is the time the bank takes and for you to have a rate/terms acceptable to you (make sure your broker puts this in the PSA since it'll affect refundability of E/M(.

I am also a bit confused as I was agreeing, as a person who has been inside of the MMHA world, I don't see the value what so ever, for anyone, and I feel sympathy with the landlords who don't have the "juice" to call up the governors office or similar and get a call back in 15 minutes, that's what the MMHA and similar are supposed to be but in my experience they don't.

You may want to consider whether to try and negotiate a split of the E/M or take the time to deal with mediation.

Perhaps I tried too hard, as I put together what I considered was a thoughtful introductory e-mail along with a photo of my family and stated that I was looking to make my first investment purchased of real estate and was looking for an agent with experience that could get me a local MLS listing of properties with my criteria so I could start to learn the market. 

Originally posted by @Lynnette E.