- If you did allow it, what conditions did you put in place?

Double-check the rent assumptions$1,500 for the downstairs long-term unit sounds reasonable depending on condition and comps.$800 for a Padsplit-style room is solid, but remember you’re effectively running a rooming-house model upstairs — more turnovers, more wear-and-tear, more management.

@Brandi Smith, Here is a decent one from oklahoma.govhttps://oklahoma.gov/content/dam/ok/en/orec/documents/contra...It has a section for additional conditions so be sure to add anything specific to your propertyBe Well!

I think it's too high for the condition.  

To find the best loan terms, request term sheets from several lenders, these documents contain all the key details you need, such as interest rates, fees, and conditions.

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

I first review the sales and/or rent comps, next I review the property condition or get an estimated rehab budget, then I review any other costs such as eviction or liens, and finally I set myself a max offer price.

@Dan LuoHard money could be an option, but it really depends on the ARV, current condition, loan terms, and your exit strategy.

I also think it’s funny folks have such a dichotomy of a viewpoint when there is nothing but fluidity within real estate.I think chasing both at the same time can feel impossible when you’re buying retail, competing with multiple offers, and praying the spreadsheet survives real-world conditions.

For investors, this means:You don’t have to waive contingencies.You can make cleaner, more conservative acquisitions.You can negotiate based on condition, not desperation.We’re seeing homes sit 40, 50, even 60+ days in price ranges that used to evaporate in a weekend.