@Luke Corigliano, I have a great local CPA I can refer you to, if he is taking new clients, and a backup if he is not.  

I'll follow back up and say what the outcome of it was.

Seller's agent admitted that there is now a back up offer on the table,..... has not admitted that this is under contract with new buyer but the MLS says pending. 

Is that just now due to the Covid backup or always like that?

Whether it’s the economy going sour, or you are growing old, or bad health, you must have a “backup plan”.Many of us hate to talk about having our burial planned out or having life insurance, but it’s something we need to talk about with our families and plan for, and so most of us do.

On the first purchase we made, they took a lot of section 8 tenants to inflate the rents and we ultimately decided some of those tenants were destroying the property so we lowered the rent to attract the right tenants and once we had the bad ones out, we slowly moved the rents back up.

We use them primarily for air conditioning and backup heat when there is an issue with the central furnace. 

Keep in mind, it is seasonal, short term and you will most likely have to require parents signature and a larger deposit to back up these tenants. 

She then wrote back a paragraph of "issues" that we were never made aware of, such as mold, flooding, sewage backup (basically a bunch of BS) and said it wasn't safe for her to live there or her kids, blah blah blah.

Looking at zillow and comparables, seems like not much growth there since things fell after and now climbing back up.