"I pay in cash, no closing cost, no matter the condition BUY I will make you an offer blow market value as a trade off.Not everyone will accept this, but those that do are extremely motivated!

We felt this added value to our property, so would have done it for free, but we did not turn down the small payment.Yes, you will probably want a lawyer to help to ensure this action does not create an issue later. 

This will be used for repair cost and down paymentAny advices going forward?

(Goal: either we can sell in 2 years and get the free capital gains or we can keep the great primary residence financing and rent it anytime.) 

What's the cost?

How do you underwrite an unknown cost?  

My point is that in a market where overall demand is unbelievably strong, the opportunity-cost numbers are not that strong for an all-cash, or any for that matter, acquisition relative to past history. 

-My terms: a 5% commission (I’m a licensed agent) to be credited at closing towards the purchase, plus $10k towards closing costs.

When he does move I am sure you will have some yard work etc to deal with but if he stays a long time then its the cost of doing business I guess. 

The rate, the sale pay the closing cost and the grow of the area What was the outcome?