You're paying with cash essentially in the eyes of the owner.

Just needing a second opinion on a whole sale deal I'm currently working on with a house I have under contract, here's the detailsNon-owner occupied4 bed/ 3 bath2798 sqft ARV: ~$230K (can safely sell for $85/sqft)Repairs: ~$20KAsking price: $140KNow through the eyes of all you rehabbers/ fix and flippers, In your opinion is my Wholesale offer a good deal?

I'm right in the middle of the same kind of problem, in spite of many eye-to-eye chats with tenants about their responsibilities as dog owners. 

If a prperty has delinquint taxes and is not in that auction, keep an eye on it.

I have had an eager eye on three properties in the metro Detroit/Flint areas (Clarkston, White Lake and Commerce twp) and noticed they all went "off market", and there doesn't seem to be activity at any of the properties. 

@Bryan Otteson Thanks Bryan, yes it is really exiting, we have started renovating two of the units, so this project will certainly be an eye opener for me.

# of units: 20all 1 bedroomall 360 sq ftasking price: $379k, down from $399kyear built: 1995 (pretty rough shape though)current vacancy rate: 30% (6 of the 20 units are vacant)current rent: $125, collected weeklylocation: decent... this property is probably the worst eye sore inside of a 3 block radiusworking class area... some gang-related concerns... all in all a pretty solid town expenses: all utilities... approximately $1,900 / monthrepairs needed: not sure at this point... 10k-20k would go a long way in improving the look and appeal of the property and would likely reduce vacancy ratecap rate: 9-10%Based on the numbers, this is without a doubt the best property I've looked at, but I have a few questions:What are the best ways to reduce vacancy rates, generally speaking?

"You see with you mind what others miss with their eyes".Frank

I definitely have my eye on properties that rent for $ 700 plus.Thanks again for your thoughtful response, much appreciated.

There are no "iron clad" wholesaling contracts and non-refundable is eye wash, not reality.