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If the tenant declines, do not immediately bargain against yourself. Ask whether the issue is price, timing or another term, then compare any counteroffer with the turnover calculation already prepared. That keeps the discussion calm and prevents an improvised decision driven by fear of vacancy.

Insurance would be my first concern for a coastal property, followed closely by property tax. Don’t model either from a generic percentage: get an address-specific insurance quote and the actual current tax bill, then ask what could change after purchase. At $41,016 annual gross rent, those two...

I’d be more conservative than sbakker on repairs versus emergencies. A repair fund is still part of your emergency cash until the inspection identifies something specific. Keep most of the $19,000 untouched, pay for the move, and furnish slowly. A spare bedroom can remain empty; a leak or failed...

Recency matters, but it should not become an automatic rule that the newest sale is best. A slightly older transaction may be more comparable in building, unit type or location.

Can you confirm that 810 sq ft covers the entire five-bedroom home? That is a very compact layout, so bedroom dimensions or a floor plan would matter. Some rooms may work better as studies than conventional bedrooms, depending on their size.

Transport should be tested at realistic times. A route that looks easy on a map may be much less convenient during the hours Noor needs it.