Purchase Price: $370,000 (both properties)NOI: $32,1384-plexes :Ao Unit 1 - 2/2o Unit 2 - 2/1o Unit 3/4 - 1/1B.o Unit 1 - 2/2o Unit 2 - 2/1o Unit 3/4 - 1/1 Details:· Occupancy: 100% leased, All leases are currently month to month except A, Unit #3 (current 6 month lease in place expires 7/1/16 then goes month to month).

Start with AO then sprinkle in some OO and filter with medium to high equity. 

I also have hired a full time transaction coordinator who makes a base salary and a bonus on every closing - his job is to make me obsolete for most of the time after AO - best thing I ever did!

Milwaukee is hyper-competitive, next months numbers will probably be 103% sold to list ratio, we estimate about 5 or 6 buyers for every seller and it will only get worse IF rates come down.Just got an AO yesterday with a builder on a spec, 90 days out, some custom finished, LVP instead of carpet, we offered 7k EM and they countered with 6k non-refundable because of the customization.

The bank said that I would need to have flood insurance in an AO floodplain ( I need to study to see what that really means).

@Stephanie Dupuis hit it right on the nail, legally your offer is dead unless you have an AOS (agreement or sale) or whatever term you want to use for it, that states otherwise.However, it doesn't sound like you used any paper work.

The house was offered "AS-IS" and we're buying with cash.After the AO, it was disclosed to us that a "Paper-Road" runs through the property and is the responsibility of the homeowner to maintain this parcel, which is about 25 feet worth of side yard.  

The same is true with AO's.

We have a verbal agreement.. getting AOS together this week to sign!

My difficulty is trying to realize how to make each call to various types (expirds, fsbo, AO, Probate) of properties using a universal script that makes sense....