The property is in need of some repair work, which totals an agreed price of $19,000.The purchase price of the property is currently 235k and is a 4 unit multi fam.The seller agrees to reduce the price of the property by the desired 19k amount to $221,000.The problem we now have is we will not have any cash at closing to perform the repairs as we would have if issued a credit.

If they are just throwing sh*t against the wall hoping something sticks they won't do it nor will they if they purposely over offered hoping to go back and get you to take less after a couple weeks and you will just be like "f*ck it I just want to sell" and will take a bigger hit.The more you tell us the more I am convinced these guys are not going to perform on this contract as it stands right now.  

And, trying to find buyers who can't perform can get you nailed.

The work is performed in an environment similar to asbestos removal (filtered negative air pressure).

If they aren't performing to your standards let them know immediately.Happy investing and keep us updated about your journey!

Stay patient, but perform due diligence...Gl

@Eddie StarrCheck out  Robert Hytha https://www.facebook.com/FIXnotes/I think his company is a trader of  non performing construction loans.

Prior to working in the real estate industry I spent four years in China performing business development for imported wine companies and one year at a big four accounting firm as an auditor. 

It's working for me and I did have one property perform better than expected over the first 12 months.  

I'm a former buy and hold rental property investor in the learning phase of becoming a note investor in owner-occupied, fist position, non-performing notes.Also, do you use land trusts for each note with your LLC as the beneficiary?