Twenty one days left on a 1.62 estate and the two fee structures don't match

Three renovated comps in 18 months is not a resale number, it's a rumor with decimal points. What were the days on market on those three? If any of them sat 200 plus days at 3.1 and closed at 2.75 after two cuts, your 2.8 is the top of the range and your buyer knows it. I'd also want the unrenovated sales in that mile, even if it's one, because that's the actual price your buyer is comparing you to.

Start with the buyer's required margin rather than your resale figure. If a high-end cash buyer wants 20% on cost, and you hand them 600k of work plus eight to ten months of carry, taxes and insurance on a 1.7M basis, they back into a purchase price somewhere near 1.65 to 1.70. A at 1.74 sits above that band. He may be real and still move the number after his own inspection, and buyers who need 30 extra days for their own liquidity are the ones most likely to re-cut at day 25.

On the settlement statement question, whether the assignment fee has to appear there, and how it must be disclosed to a seller, depends on your state and on the title company's internal policy. Get your title attorney to put the requirement in writing before you promise either buyer anything. Same for the double close: transfer tax on both legs is a state question and in some places a county one as well, and roughly a dozen states do not make sale prices public at all, which changes what the heirs can look up afterward.

On comps, three renovated sales in 18 months gives you a range. It does not give you a value. Ask what any unrenovated sale in that band did, including anything that went to a builder.

The decision actually in front of you is whether the estate can grant an extension at all. Depending on your state and how the estate is being administered, a sale may need court sign-off, and that clock is not yours to move. Confirm that with the estate's attorney before you weigh 120k against 70k, because it may remove one of your two options for you.

540 to 640 on 6,800 square feet at that price point is a walkthrough guess, not a budget. Five original bathrooms, dead mechanicals and a cracked pool shell means you're opening walls, and at high end the buyer's own finish spec is what sets the number, not yours. I've never seen a scope like that come in under the higher bid. Assume 700k plus and see whether A's 1.74 still makes sense to A once his GC prices it. That's the retrade risk, and it lands during the 30 days you'd be granting him.

Three heirs is three separate chances for this to fall apart, and the one who's already complaining is the one who'll read the settlement statement line by line. Whatever you decide, decide it with the attorney in the room so the heirs hear the same sentence at the same time.

I gave a buyer a 30 day extension on a much smaller deal last year on a handshake with the seller's agent. Seller signed nothing. Day 12 the seller took a backup offer and I had no contract left to assign. If you go with A, the extension gets signed by the estate before you tell A yes, in that order, no exceptions.

I'd take B and not think about it again. You've got a buyer who has actually closed this kind of house twice in cash, and 70k on one deal is more than my last four assignments combined. The 50k you're chasing costs you the extension risk, the heirs' patience and harrow's retrade risk all at once. Also, B closing on time is worth something the second and third time you find one of these through the attorney channel.

I've done zero deals so tell me why this doesn't work, but you're treating your fee as fixed and your buyers as a menu. You have two live bids and neither one knows about the other.

Go back to B with the GC bids in hand and ask for 1.72 on the 14 day close. He's already at 1.69, he knows he's the certain one, and 30k is small against his renovation budget.

Separately, ask A for a nonrefundable extension deposit paid to the estate, not to you. If waiting costs the heirs nothing and pays them 25k, the complaining heir becomes the one arguing for the extension. If A won't put money against his own liquidity story, you've learned what his 1.74 is worth.

Whichever one answers first is your buyer. Right now you're guessing at both.

tally's stack is right and probably light, add the funder's flat fee and a day or two of interest. On the margin math: 2.8M resale, 600k reno at harrow's number call it 700k, 8 months carry and insurance on a house like that is not small, 6% selling cost on the way out is 168k. Back out a 20% return and you're at roughly 1.66 to 1.70 max buy. So ember's 1.72 ask to B is a stretch and A's 1.74 is already outside the range. The buyer most likely to hold his number is the one who has done it twice and knows what the pool costs.

Off topic but the estate attorney channel is the part I want. Did you get there through the cleanout work or did you pitch them? I've been mailing absentee owners for five months and the best I've turned up is a 180k rental.

120k on a settlement statement in front of three heirs, one of whom is already annoyed. I've watched a 14k fee blow up a deal for less.

What is transactional funding? Is that just a very short loan for the day of the closing?

I'm still choosing a lane, and what I see here is a one or two deal a year business built on an attorney relationship you already had. If beacon does B at 70k and keeps the referral source, that's a better outcome than 120k and an estate that tells the attorney he was slow.

The question I'd be embarrassed to ask out loud: does this sale need a judge's sign-off? If the estate is in probate, depending on the state and how it's being handled, the timeline may not belong to the heirs or to you, and both the 14 day close and the 30 day extension could be fiction. rena-expert said to confirm it with the estate's attorney and I'd do that today, before you price anything.

beacon, please post what B says to the 1.72 ask. ember's version is the only reply here that changes the information you have instead of ranking the options you already had, and I want to know whether a repeat cash buyer moves 30k when he knows he's the safe one.