The cash invested includes my original down payment and an estimation of what the building and furnishing costs have been for the ADU.

Then they will need moving money and you will need to make the mortgage payments, all if they are even willing to do Subject To.

I’d pull money out and use that for a down payment on another property personally. 

Can get a hold of them about as easily for inspections and will give a second shot before they cut off the money for failure to get the inspection right. 

By definition, these are lower income areas (like Ryan said), but this means there's currently higher income limits on down payment assistance and mortgage credit certificates. 

Yeah, get bent.I think with this poster's situation it is a little less clear cut what the standard negotiation ettiquette is.  

Thing is I just have to be creative and have to have an edge.

Last week we talked about when the Fed may start cutting rates.

The renovation will cover the following:Kitchen - new floor, cabinets, appliances, paint, and remove a non-load bearing wall to open up the kitchen and living room.Living room - new floor and paint2 main bedrooms - new floor and paintMain bathroom - gut renovation, new floors, vanity, sink, showerBasement - convert portion of the basement into a 3rd bedroom with new sheetrock, paint, and flooring for finished part of basement and staircase, - wall off 2nd bathroom and gut renovatePurchase Price: $60,000Repair Cost: $30,000 (my own initial estimate came in around $25-30k so I am using 30k to be safer)ARV: $130,000Down Payment: $13,500 (15%)Hard Money Loan: $76,500 (85%)Monthly Expenses (6 Month, Interest Only Term):Interest: $825 (11%)Taxes: $220Insurance: $40Total Monthly Expenses: $1,085Total Expenses Over 6 Month Loan Term: $6,510Cash in the deal by the time of ReFi:Down Payment: $13,500Monthly Expenses for 6 Months: $6,510Purchase closing costs: $2,500Total Cash in Deal: $22,510Refinance:ReFi Loan: $97,500 (75% LTV)HML Payback: $76,500Closing Costs: $3,000"Profit" after ReFi: $18,000Equity after ReFi: $32,500Rental Income:Gross Income: $1,300/monthReFi Mortage Payment: $642/monthFixed Costs: $260/monthVariable Costs: $299/month (23%)Cashflow: $99/monthMy 2 exit strategies would be to simply flip the house, or, if the valuation comes in slightly lower than expected, I am confident I can still rent it at this price because it is a very rent heavy area compared to owning and continue with the BRRRR method with slightly better cashflow because of a slightly smaller ReFi loan amount. 

ThanksACQUISITION:Purchase Amount: $395000Interest rate: 13% for 12 months interest onlyClosing Cost (Settlement Charges) $29238 paid out of pocketAnnual tax: $5500ARV: $630000Rehab Cost: $120000 (100% finance)Down Payment: %55000 paid out of pocketRefinance After How Many Months:12 monthsRehab Time: 6 MonthsREFINANCE: Loan Amount: 75% of ARV= $472500Interest Rate: 7%Closing Cost: $20000Term: 30 yearsINCOME: MonthlyRent: $5200 EXPENSE: MonthlyFix expense:Tax: $458.33Sewer: 200Variable expense:Vacancy: $260 (5%)Repair: $156Cap Ex: $208.