What if the offer was $20K higher and all cash, it could behoove them to wait a few extra days to pick up the higher offer & they might expect the ED.Even if they release the deposit they might not have a ton of incentive to complete the contract since you didn't close in time. 

Once you pick a state / city you can start diving into towns and suburbs to see where the better school systems are and better places to live or where you feel a solid investment can be made. 

Please poke holes in my idea and pick it apart, I won’t be offended if you think this is the dumbest idea in real estate investing.

Due to piss poor management/hospitality, the business only brougt in about $170k in revenue over the last 3 years.

Stopped picking up the phone and teanants could find when needed.

Poor turnkey or BRRRR operators that over promise and under deliver, you experience less than promised returns.

We are looking to pick up at least one property in the next 90 days. 

@Caleb Rigby - yes the above rates are high- they are the rates we charge when we fund 100% of the purchase, rehab and loan costs, when we fund someone with poor or even bad credit, when we fund someone who has never completed a successful flip.

I used 20% vacancy, just to be sure not to over estimate my profits being generated and also a fair to low daily rate, which will only fluctuate up in better then poor market conditions. 

Recently, we slowed down a bit (as usual), but see things picking up again for the fall market.