If you're under pressure to sell quickly, I'd be more inclined to agree to pay some or all of their closing costs.PRO-TIP - if you do, be sure to limit the amount. 

If you are considering a purchase in cleveland, or the suburbs, have it tested for lead in anticipation of the new lead-sage ordinance.The presence of lead issues could create an opportunity for an investor who already plans to replace windows and doors, install vinyl siding and paint the interior.However, we also have to consider the downward pressure this legislation might have on overall values in the near term.The county has some assistance available to make homes lead safe.Best of luckBob

Although, I was thinking about starting a pressure washing business on the side but this would reduce my income at my W2 job to around 30k for the year.

The reality is the regulatory environment within CA (and the US at large really) isn't making new home construction faster/easier, and that is creating an upward pressure on values that is beating many other investments. 

With the refi you lose the urgency and pressure

Its human nature to feel pressured and rushed.

I tried to do a google search for "HBP" but I could only find "High Blood Pressure."

In some areas, because of PEX's flexibility, it will rattle in the walls when the pressure of water is sent through the tube.PEX probably is the best plumbing option; just a little tidbit to be aware of when installing.

What really turned this around was that the attorney pressured the seller into paying, and eventually they caved and cleared up the bill less the $150 that I agreed to pay.

The hedge funds are under no pressure to sell like the banks were.