If it's an easy cosmetic deal I wouldn't sweat over it too much as long as major items look good - plumbing, electrical, foundation, roof, HVAC, zoning, etc.This is why for first timers it's a lot easier to go with on-market or off-market sourced with an agent than wholesalers.

For your seller its an effective sales price of ask - 2% using your assumed $500,000 thats $490,000, a real good offer depending on your market.  

Excited to hear more about your projects and experiences.What markets are you focusing on for your flips and buy-and-holds?

We have no interest in contact data gathering, as that space has been well developed. 

Are you looking in other markets outside of NY? 

(assuming market does not crash etc).

Are you looking at investing in Birmingham or other markets?

I’m active in the market and happy to share insights on neighborhoods, financing options, or connect you with resources.

Is there a local developer/builder who might be interested in the whole package?

Considering recent market insights, reallocating your $300K brokerage account into a multifamily property while keeping your townhouse rented could be advantageous.Warren Buffett’s Berkshire Hathaway has accumulated a record amount of cash, suggesting a cautious stance due to potential market overvaluation.