If fixing up a property just isn't feasible for a seller, it must be reflected in the price in order to compete.

You get an occasional strip club in a shopping mall, but mostly land values reflect the usage.

The numbers above reflect what I call "mandatory expenses," aka "things we have to pay or else we get in big trouble with someone else!"

See the image below.In declining markets, any market where appreciation and rent increase slower than the inflation rate, the rent today reflects property prices from 2 to 10 years ago.

I've been informed that the extent of validity of the purchase agreement has lapsed (45 days)  and an addendum must be added to reflect the new interest rate. 

Having the lease accurately reflect the current ownership will make any future written notices and/or legal action much cleaner and clearer. 

Occasionally I reflect on my goals, "sub-goals" and paths that lead to accomplishing them.

They could waste their time dealing with you when they could be spending productive time with a buyer that presents a valid offer commensurate with the subject's market price.1) The way out - Offer a price that is reflective of the market.2) As a broker, I'm surprised you would even ask that question. 3) Huh?

These expenses need to be factored in to your numbers even if they are not reflected on the seller's P&L.  

Yep sounds motivated, hope the price reflects that as well.