Looking for some real investor feedback here because I’m at a decision point and need to get out of this deal.

I have a flip in Garland, TX that’s currently sitting at ~120 days on market and I’m running out of runway.

Deal Breakdown:

Originally listed: $305K

Current price: $274,999

ARV range (based on comps): ~$290K–$310K

Layout feedback: some buyers say it’s “a bit funky”

Foundation: previously repaired with engineering report + warranty

What’s happened so far:

2 terminated contracts

Buyer backed out over foundation concerns (even though it’s already repaired + documented)

Second buyer (younger couple) got cold feet — worried about future repairs and costs

Multiple showings, but:

Buyers hesitant

No current offers

Feedback is inconsistent or nonexistent

Current situation:

Hard money loan (~12% interest)

Already paid ~$10K+ in interest

Carrying costs adding up monthly

Reserves are getting low 

Options I’ve explored:

Further price drops → hesitant to chase the market endlessly

Refinance (DSCR/cash-out) → not viable due to credit + LTV constraints

Renting → would be roughly breakeven/slight negative

Mid-term rental → not a strong market here

Reality:

At this point, I’m trying to preserve as much capital as possible and exit cleanly.

Questions for the group:

What would you do in this situation to force a sale WITHOUT just racing to the bottom on price?

Any creative exit strategies I’m missing?

Would you:

Drop aggressively into the $260s?

Pivot fully to investors and take a clean lower offer?

Structure the deal differently (terms, incentives, etc.)?

For those who’ve had “problem properties” sit like this — what actually got it SOLD?

Additional context:

I’m not emotionally attached to the deal — I just need a smart, decisive exit at this point.

Appreciate any real feedback from those who’ve been through this.