If the timeline of a deal slips, it severely impacts the IRR.I believe most investors should focus on equity multiples and cash on cash returns, because those metrics are just more straightforward to understand and harder to play tricks with.

This wouldn't be a property that I could purchase because of my timeline but I'm trying to determine a conversation script for future owners that I'll call when I am ready to purchase my first investment. 

Check out https://www.biggerpockets.com/blog/what-is-a-short-sale/.Generally speaking, short sales are a pain for investors due to the timeline and uncertainly involved. 

Here is the timeline and all the final numbers:Listed for sale in Pasadena Maryland on HUDHomestore.com for $156,800.

Hard to do on a super tight timeline, but I've done them in under a week before, just pretty stressful because they are slow and you cant do much to rush them, although they will try if they know the sale is coming up.The atty office will just be relaying info to you from the bank. 

You may lose the deal (and the $$) depending on your timeline. 

Just remember in OH and PA the foreclosure timeline is long compared to WV.  

It will start the timeline all over.

If I write up a contract stating the purchase price, appraisal/financing/inspection contingencies, and time line and we both sign, is that sufficient? 

Tell them how long it would take to close - I need 5 days to get clear title.We can close in as little as 5 days - or on your preferred timeline!