-if prices do not rebound we will need a plan beyond that and it will not be pretty-this can and will hit the rental market in a variety of ways and here are a few potential issues i see.1. higher end rentals could see prices drop or vacancies increase as this type of downturn could hit middle to upper income families that have not budgeted or who see their jobs or incomes decrease as companies tighten their belts and cut salaries or even lay off more folks.2. low income rentals would see more evictions and more late rent payments and potentially small decreases in price - while many of the low income families in town do not work for the oil and gas industry they do often work in service industries that are frequented by oil and gas folks or depend on programs that are subsidized by oil and gas money in our state budget. 3. property prices and values - prices are being driven up on investment properties mostly by out of state investors as there are very few areas where you can get a "decent" property for under 100k and we are still one of them. 

Somehow I think that the old scrub and dust isn't going to cut it any more?

My question is, if I get a bank to refinance the deal immediately after purchase would it make sense to cut a 20k check for the ability to have a cash offer?

My question is, what should the percentage be cut between us?

The median sales price in the Philadelphia Metro Area gained for the nineteenth straight month, with attached home pricing (up by an average of +7.2%) outpacing detached homes (up +5.3%) over that time.Philadelphia County celebrated its 51st consecutive month of year-over-year median close price gains, dating back to December 2015.The number of closings in the Philadelphia Metro (4,445) hit a new February high.Activity in the Philadelphia Metro continues to flourish, as new pending home sales saw a best ever for the month of February.

I guess if it goes straight from Active to Pending in MLS then you can assume there was no option, but that's not 100% true.You just have to determine a way to make your offers stronger....more earnest, more option, faster option, higher price, offer to pay title, eliminate the home warranty and there's a whole host of other things you can do to make your offers look better. 

As a self-defense measure, we are examining our resident’s employment, looking to see how many of our residents work in the hospitality, entertainment, restaurant and airline industries so that we are aware of our exposure to future rent defaults by residents employed in industries most likely to see job/hour cuts.  

Most of my deals are LP interests at this point, but the first deal where I'm the primary, I closed last year in January, I made an aggressive offer on a 3 family that was on the MLS and had gone through many price cuts. 

I also showed him photos of the toe kick area where he supposedly went out and got new materials but the ‘custom’ toe kick is only in one area – this is because they used materials I provided (we had a damaged cabinet) where they just cut it to size and put in place.

Also when I cut trim, or other carpentry I let them measure and mark the boards.