My team and I are looking to close on our second property tomorrow and the seller has been tough to negotiate with. Here are the facts:

She's at $130k and we need it around $105k

House is a wreck inside, cat pee, dishes, clothes, junk, dirt, debris everywhere. She's been saying her son will clean up but he hasn't at all- he is working full time, has a new born, and the 70 year old mom is watching the baby.

Unfortunately the dad just had a stroke and is in the hospital recovering, and they need to sell their trucking business as he is not fit to run it anymore.

They did an addition a few decades ago and did not pull permits, or put footers in to support the structure which is a washer/ dryer room they built off the back of the house. We had our foundation guy come out and he can fix it.

I'm thinking of using the washer/ dryer room as my leverage since it will absolutely not pass inspection, but will do it in a way to not rub her the wrong way or insult her.

Mortgage is at $70,000 and she wants money to pay for medical bills.

Suggestions are appreciated.

One tactic is to try to reduce the price after the inspection period.  Sometimes we find problems with properties as we dig deeper into them.