I've built a relationship with them over the years so they know what I'm doing and how well I'm performing, and they can underwrite the loans themselves rather then sending it to a bean counter in another state that doesn't know me from Adam.

Otherwise, you may have a very difficult time getting them out of the property if they do not perform their management duties.

My client was able to find a property manager in Great Bend and is satisfied with their performance at this point.Send me the info on the Dodge City properties.  

Didn’t have much luck with any referrals, so I then started reaching out to GCs from business cards I’ve been collecting around town, as well as some online searches I’ve performed.

Many properties advertised are under performing.  

An option may not make any requirement for the optionee (buyer) to perform in anything, otherwise it may be construed as a sale contract.

The property is in need of some repair work, which totals an agreed price of $19,000.The purchase price of the property is currently 235k and is a 4 unit multi fam.The seller agrees to reduce the price of the property by the desired 19k amount to $221,000.The problem we now have is we will not have any cash at closing to perform the repairs as we would have if issued a credit.

If they are just throwing sh*t against the wall hoping something sticks they won't do it nor will they if they purposely over offered hoping to go back and get you to take less after a couple weeks and you will just be like "f*ck it I just want to sell" and will take a bigger hit.The more you tell us the more I am convinced these guys are not going to perform on this contract as it stands right now.  

And, trying to find buyers who can't perform can get you nailed.

The work is performed in an environment similar to asbestos removal (filtered negative air pressure).