Even houses in 500 year flood plain areas (0.2% chance of flood per year) flooded!  

Though they vary, most state very plainly that if the house sells in any way shape or form within the 180-day period (or with other caveats if it sells shortly thereafter), the seller MUST pay the agents commission.

However, the issue is that his home flooded twice this year resulting in the area to be rezoned in a flood plain.  

I'd also go by the home and post a notice of an inspection-you never know something could have happened to them (either they left, are sick).

General consensus around here that I have seen is that:Buy and hold guys don't want the liability of a tenant getting sick or claiming to get sick from exposure to some area that missed treatment, or the soil in the yard if it has some unknown contamination.And flippers aren't willing to gamble that they got it waaay low enough to take the back end discount that they will need to likely take to get a end buyer to purchase.That is what I've seen pretty much every time this question has been posed in the past.

There are so many alternatives for financine without such presonal liability that the use of such funds is just plain nuts!

I've seen a lot of Wholesalers that market contracts at unreasonable prices, inflate ARVs, underestimate the repair costs, and can be just plain lazy when it comes to doing their due diligence.

I've currently got 2x 4 units, 1x 5 unit and 2x duplex under contract, but I'm sick of taking everything through the conventional banking route of 45+ day from start to close.I just don't want to go in asking for something crazy and get laughed out of the room.   

Don't give your bottom price yet because everyone will negotiate but be in the right range and stay there.IMO - The interior is beautiful, the exterior is neat & clean but the exterior is too much plain vanilla. 

It’s not in a flood plain and historically no hurricanes and earth quakes.