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I still would not build the whole case around 110 days. A stale listing can indicate overpricing, but it can also reflect unusual features or weak marketing. Use the time on market as context, not as the headline justification.

Can the agent give any neutral indication of seller priorities—price, timing or certainty? Your flexible completion date is useful only if it solves their problem. If timing means nothing to them, it will not compensate for much of a price reduction.

A higher reserve contribution can actually make the apartment safer financially if the alternative is an underfunded building. The uncomfortable scenario is high fees plus weak reserves. I’d focus on what the money is paying for, whether major components are approaching replacement, and whether...