I don't tour unless I plan to offer, and the price guidance is known prior to the tour. 

I would also consult them prior to spending any money on signs, business cards, logos, print materials on the like to ensure you are complaint with state rules and their brokerage rules.   

SharonThe list is not for motivated sellers but for those with capital to invest, thus a way to find private investors.I just recently received an email blast for such a service (yet again) and one of my biggest concerns with it are the fact that this very same list is likely sold hundreds, if not thousands of times over again to others, thus creating quite the competition of direct marketing to the same people by a number of marketers for money.Secondly, without a prior relationship, you better be damn careful what you say in your letter to these people as to not violate SEC rules.

I feel that is reasonable.What does your contractor usually provide you for work plan prior to starting/deposit?

We originally went under contract at $42k but I knew we were going to be renegotiating that prior to the inspection.

It sounds like your issue is in the piping prior to the septic, but you may also have a septic issue w frequent backups (usually biomat in your drainfield). 

We originally went under contract at $42k but I knew we were going to be renegotiating that prior to the inspection.

So I'm hoping this isn't just a lesson learned event...but when I purchased my rental near joshua tree, the homeowner was to put in a new HVAC system prior to closing.

@Charlie ImonahYou can try to ask the seller to request the tenants to leave via cash for keys and wrap up the cost to evict the tenants prior to closing.

Yet, all the beachfront property owners who bought prior to the decision kept their properties because these were freeholds.