With HUD and with FNMA , if damages or vandalism occur after the contact is accepted and prior to closing you have a very good case of getting compensated as I have had it happen many many times

You have all these folks that don't even know what to do with a lead spending money sending out this stuff ... when if they were smart they would spend that money getting a RE linense and learn the business and become a RE professional than a wanna be investor wholesaler with no money and what ever credit and money they had just went up in smoke sending out letters with no ability to follow up or keep the campaign going there is no doubt you can get business with direct mail but most don't understand its a multi year commitment and many thousands of dollars. if you just blow your wad and your done then you will be broke and done and off to your cube to work for the man LOLPS I don't send out colleague request as I don't know how to do that I only accept them.

Now when that happens, you have a choice violate Federal law or don't do the deal.If you accept a "down payment", you're now offering "financing" as defined by federal law.

Hi all,In what form do you accept a buyer's earnest money deposit?

If you hire a real estate agent insert the disclosure in the listing agreement and make them aware of it, and then when negotiating the sale insert a paragraph in your response or if you accept; write an acceptance letter with a paragraph identifying the encroachment of the fence into neighboring land.

This is however subjected to an acceptable terms by both parties involved.

If this is the case, I assume there is a mortgage and one rule with banks about accepting a short sell price is that both parties do not know each other.As for the financing,  you need a bank or broker for an investment loan or if there is 40K in damages, was it a fire or closed to condemn and requiring a rehab?

If you are coming in with cash you have a much better chance of getting your offer accepted.

The bank wants a qualified buyer, at an acceptable price, period.  

What happens if I get a house under contract and cannot get a buyer to accept and close the deal?