I think that if you were to get a pretty good contract on the table with a realistic offer, you are in the game!  

Maybe it be lapsed, or he is an independent contractor and exempt, or maybe you sub is using under-the-table labor.

Brilliant insight Dave, the market and on D politician who is an investor that is, not the table top dancing, lol. 

Does the person have to first lay their money at the closing table or do they send their money to you?

I've never run into a bank that required me to have money when receiving a cash out refi unless I had to bring money to the table, as in a normal purchase. 

I am constantly attacked by the assistant to the property president for my condo associatiationThis man watches us all the time and hides behind windows and doors and every time something happens here in my house he is ready to tie us up, we have two small tables outside and a small chair and that bothers him too and makes him complain all the time. weather ,In the month of September I sent several emails to the Property Manager Associated Property Management of the Palm Beaches, Inc. informing him that I wanted a small fence in my patio covering the side of it so that he would not look so much here and I have my privacy on the property The manager replied that I needed a fencing engineer and they had to be approved by the association, I hired a company that would give me approval.

Do you think bringing the deal to the table - off market really good deal - brings some weight to the deal?

@Tim Siocheng everything is on the table.

If you have $500k ready to deploy that is close to the amount of cash you would need to bring to the table to close assuming you financed it with 70-75% LTV. 

If there are fees, they're only to be paid at the closing table.