You can always ask for extensions if you go beyond the 30 days that they can improve but the main obstacle is to win the bid. and a bidding war always eats at cash flow faster than PMI will.Saying 40-45 will be less attractive during the bidding process IS less attractive to a seller so I wouldnt recommend it BUT if you really want to give yourself that time AND still be competitive to win the BID  use the "cash upfront " you have for a higher earnest money amount to show you are serious try to offset it.

Houses I've viewed last Saturday were 170k AMV for a 3 bed end of terrace ,  a 215K AMV 5 bed detached that needed about 60k to be brought up to standard, and a 3bed semi detached for 230k turnkey .

Since May 2017, I’ve listened to about 3-4 podcasts/week and have read tons of books (far more reading than I ever actually did at college) pertaining to not only real estate investing, but also negotiating, overcoming mental obstacles, business strategies, etc.

I'm looking at a property with a detached garage (550 sq ft) built in the 50s and am researching the costs ofconverting the garage into an ADU, oradding an ADU on top of the garageThe property is in Tigard and has a SFR on it.

Been pretty bumed about how slow things have been this year.Happy to make note that we're in contract on unit #18, a single family detached house.Here's how it looks.....Purchase of $15.5kRehab of <$10kRental income of $650/mo or $7,800.Taxes + Insurance + 15% Repair escrow will run $2,500/yr.

If I'm occupying the property and the detached garage I want to add a small kitchen and laundry area.

My mortgage guy was AMAZING in helping me push the deal through to close,  despite several obstacles, and extensions.

Those of us in the southern part of the state have different obstacles but they can be overcome.

I'd suggest talking to her and seeing what the hold up is and see if you can help eliminate the obstacle.  

Like, "I'm looking for a SFR or multi-family building with at least 4 bedrooms in zip code 12345 within 1.5 miles of the college campus, with simple roof lines, so if it needs a new roof, it won't be super expensive, preferably a rambler and not a multi-story, with a detached unit that could be converted to an ADU at some point, with off-street parking, preferably with gravel and not cement in bad condition that will need to be repaired."