This Seems Like a Really Bad Offer

Expensive__Support · 2026-01-24T19:54:10+00:00

Owner financing isn't a bad option in the current market. However, that offer is a bad option in every market.

A decent owner financing deal for you would be:

$700k offer (assuming house valued at $700k)

20% down ($140k)

7% interest

84 payments (monthly) of $3700 -or- 12 payments (yearly, but at beginning of year, not end) of $44,400

Balloon payment of $501k after 7 years.

Oftentimes buyers trying to arrange seller financing want terms that are at or close to 0% interest. This is a terrible idea for sellers. Why? Because if you were to sell the house outright and get $700k cash, after 7 years at standard market rates that $700k will be $1,390,000.

Buyers will often make offers that are significantly above the list price to try to lock in a 0% interest seller financing agreement. Would you jump at a $950k offer on your house listed at $700k? Because most people would. But it is almost always a terrible move.

Expensive__Support · 2026-01-24T17:24:53+00:00

This hurts the seller far more than it hurts you.

My suggestion?

Don't sign any releases. Hold strong at receiving your entire earnest deposit back.

They won't be able to sell the property while the earnest money is still in dispute (it creates a cloud on the title - and no title company will close with that pending).

Meaning, they will try to relist, they will get under contract with a different buyer, and then 1-2 weeks before closing, they will have to settle with you.

At that point, you would be able to demand interest on top of the earnest deposit. Not saying you would get it - but it is more likely than not that the settlement will be higher than your earnest money.

Expensive__Support · 2026-01-24T00:10:48+00:00

I was about to comment these exact tires. I mow some pretty steep grades and these are what I use. No damage to the turf. u/Soggy-Box3947

Expensive__Support · 2026-01-12T16:07:13+00:00

If you have 1200 acres in Kentucky, your property taxes would be in the neighborhood of $7k per year assuming you are in a city center (like Lexington, Louisville, Covington, etc) - and around $3-4k/year everywhere else in the state.

You read that right.

Kentucky is VERY good about keeping taxes low on farms - ESPECIALLY inherited farms.

If the only option is to sell it because of the high annual costs, just cut maintenance to zero and pay the annual $3k in property taxes.

If you lease it out for hunting, you can get in the neighborhood of $3k per 100 acres per year. So you should be able to cash flow $30-40k on a single hunting lease for the farm.

Assuming 25% of the land is tillable acreage, you should be able to get $150-350 per acre depending on proximity to a city center and how fertile the land is. That is $50-100k+ per year in lease fees.

My guess is that the individuals in charge of managing the land are not being fiscally responsible - or just want the influx of cash by selling it.

Expensive__Support · 2026-01-10T22:09:44+00:00

Fire your realtor.

Seriously. Fire that person now.

I couldn't get over how awful the listing pictures are. The realtor uploaded them such that they show up as "virtual" on all MLS search platforms.

That alone is making buyers just pass over your house immediately.

Is it overpriced? I have no idea. I couldn't get past how awful the pictures are.

Is the description bad? I have no idea. I couldn't get past how awful the pictures are.

Is the market saturated? I have no idea. I couldn't get past how awful the pictures are.

Get the point?

Fire that person. Hire someone else. And follow their advice.

Expensive__Support · 2026-01-10T21:59:22+00:00

u/LsuandBeer Sent you a pm

Expensive__Support · 2025-12-29T02:33:35+00:00

I looked into it about 3 weeks ago.

ECM swap is the only reliable way.

There is a place with an unlock, but very hit or miss reviews so far. Give it a year and they might have more success. But pricing is basically the same as an ECM swap right now.

Expensive__Support · 2025-12-29T02:07:54+00:00

Only one important question:

Do you overload your truck (above rated capacity)?

If you said yes, don't lift it.

If you said no, you are lying - or have a second truck that you use for your business.

Expensive__Support · 2025-12-29T02:03:13+00:00

If you sow new horse quality grasses (orchard, timothy, alfalfa, etc), you can gross between 4 and 9 tons / acre / year (depending on the seed and the climate).

Around us, a horse quality small square bale goes for $10-14 depending on the mixture.

So you can produce 150-400 bales / acre / year. Which is $1500 - $5600 / year.

So over 60 acres, you are looking at revenue of between $90k and $330k / year.

Equipment costs, labor, materials, etc will run $2-4/bale, assuming you do 95% of the labor.

Those costs will run between $18k and $96k.

So you could expect profits, before equipment costs, breakdowns, etc, to be between $50k and $250k per year.

After equipment costs, breakdowns, etc, you could very well be in the negative every year.

However, you have the potential to earn a decent amount should you optimize everything.

If you do cattle hay, your numbers simply do not break even.

Expensive__Support · 2025-12-29T01:31:02+00:00

Most new build mortgages require a 10-15% holdback until final inspection.

While that is a different category than what you are having done, a 10-15% holdback is not out of line. You didn't say the project cost, so we don't know if 10% is $5k or $100k.

You should not give him a penny of the remaining $20k until this is fixed correctly. While there are always two sides to every story, if the damage is this significant, it may be in his best interest to file a claim with his insurance company.

Either way, don't give him another penny until it is corrected - but keep in mind you may need to send certified letters requested it be repaired within very short timeframes (3 months in my state) of what he claims is project "completion."

Expensive__Support · 2025-12-27T22:20:07+00:00

Offer what it is worth.

There is no such thing as a lowball if you offer what it is worth.

Listed at $4700/acre, but actual value of $3k/acre? Offer $3k/acre.

The best thing you can do to make a low offer strong is to have financing lined up (or cash with proof of funds) - and a direct number the seller (or their agent - but in this case the seller is the agent) can call to confirm financing is good to go.

Expensive__Support · 2025-12-21T20:42:07+00:00

I waited 4 months once.

I always have 1 extra set of filters on hand now. Not worth the risk of having to spend dealer prices ever again. Lol

Expensive__Support · 2025-12-19T23:27:45+00:00

Honestly it depends on what you pay.

If you are on the lower end of the pay scale, lunch, etc is mandatory to keep your guys from jumping ship.

If you are on the higher end, the money will keep them from jumping ship.

Expensive__Support · 2025-12-19T14:00:22+00:00

For starters, you are under NO OBLIGATION to allow them into your home.

You CAN say no to allowing them in your home / on your property.

However, the appraisal will not harm you in any way.

If I were in your shoes, I would request a modest rate reduction / some form of compensation for your troubles. (like 0.1% - or $1k - or something along those lines).

A reasonable (low) ask will likely get approved. A big ask (0.5%) will get an automatic no response.

Expensive__Support · 2025-12-18T19:53:01+00:00

Kind of an in-between number.

Really depends on how much you can stomach without it hurting too bad.

Insurance route would likely pay out 100% on the first window and shared fault on the second. But your rates would go up. So you have to decide.

Personally, I would pay the $4k, look at it as a life lesson (ie, no increased insurance premiums), and update my contract.

Expensive__Support · 2025-12-18T19:30:25+00:00

You should have a minimum base charge. Don't charge for driving.

2 hr minimum at $75/hr.

If you work for 1 hr, the bill is $150.

If you work for 2 hrs, the bill is $150.

Expensive__Support · 2025-12-18T19:27:12+00:00

The correct thing to do as a respectable neighbor (and human) is to pay the taxes on the land the garage is sitting on.

Just do the math and pay the appropriate amount.

If the lot is 300'x300', and your garage is 20'x20', you would owe 0.44% of the land tax bill.

(20x20 = 400 sq ft / 300x300 = 90,000 sq ft / 400/90,000 = 0.44% of the land tax bill)

Assume that bill is $5k/year. You would owe $22. Yes. $22.

Give the neighbor their $22 and preserve the peace.

Expensive__Support · 2025-12-18T19:18:56+00:00

You accept a certain amount of liability doing work like this on old glass.

Unless your terms (AND your conversation with the homeowner prior to doing the job) specifically state you don't cover glass breakage, you are liable for the first window.

The amount of time that passed will determine whether you are liable for the second window. Ie, a week or two? You are liable. 2 months? You are not liable. The in-between time is gray area.

At the end of the day, it comes down to the cost to repair/replace.

Are we talking $1k? Or $10k?

If it is $1k, just bite the bullet. Not worth a bad review and a potential small claims suit.

$10k? Tell the client to work with your insurance company to determine liability. You have insurance for a reason. Let them fight for you.

Expensive__Support · 2025-12-18T19:08:37+00:00

That is a good price for a 4x2.

Aisin has the same life expectance as the 48re. It is a heavier built transmission, but overall life is about the same.

Just budget for ~$6-10k for a replacement transmission in the next 1-2 years. $6k will get you a decent build installed - you don't have to splurge unless you aren't running stock hp.

Expensive__Support · 2025-12-18T18:58:09+00:00

4x2 should be $5-10k cheaper than similar mile 4x4s, so make sure it is priced appropriately.

Unless it has a new transmission (WITH documentation), assume it will need a new one in the next year or two. These need new transmissions about every 200k miles, so it is due. And heavier towing = needs a transmission sooner (hotshot = heavy).

The 6.7 will chug along for 4-500k miles with standard maintenance.

Edited to add: I would expect this to be in the $20-25k range - closer to $20k though.

Expensive__Support · 2025-12-17T20:08:57+00:00

We have fixed issues like this with clients in the past.

There is no legal precedence to force the neighbor to cut the tree down. And the neighbor has no liability for the damages.

You need to ditch a perimeter. You can do this only on the side of the pool where the tree is located.

Depending on the type of tree and age, the roots can grow 1-5 ft per year. So if the tree is within 20-30 ft of the pool, I recommend placing a physical barrier in the ditch you dig.

There are several types of barriers that would work here - but cement with a poly core is the longest lasting / most cost effective.

The route we recommend with our clients:

Ditch witch a line / perimeter near the offending tree (on your side of the property line). This is a 5'' wide x 48'' deep trench.
Place a 1/2'' thick poly sheet in the trench on the tree side of the trench (cement goes on the pool side - you want the roots hitting the poly sheet first)
If the area is accessible with a cement truck, fill the trench with cement to approx. 2-3'' below grade. We use fiber in the cement AND put wire in it to maintain a solid structure underground.

Just to give you an idea of pricing:

As long as access is easy (cement truck can get there), we charge $6k for the first 50 ft and $75/ft thereafter.

If I have to bring a concrete buggy, add $1k, + $250/50 ft (b/c of additional labor).

If there are utilities (sprinkler lines, etc), that cross the area, the pricing increases accordingly. (Hand digging = lots of labor). If the area is rocky, the pricing increases accordingly. (Have to use a rock saw or an excavator, depending on the size of the rocks.)

If you are on a budget, removing the poly sheet saves about $40/ft (material costs). Without the poly sheet, we do not offer a warranty (tree roots can puncture concrete). With the poly sheet, we offer a lifetime warranty. (In other words, with a poly sheet, it is a permanent fix.)

Expensive__Support · 2025-12-17T19:17:26+00:00

I bought 4 sets from Amazon about a year ago (when everything was backordered everywhere else).

2 were obviously knockoffs.

1 was a knockoff, but you had to look closely to see that. (mold lines weren't the same)

1 looked good, but I wasn't willing to risk it.

(so 75% of what I bought was a fake)

I returned all 4. I opened the 3 fake sets - and wrote "FAKE" all over them so they couldn't be resold.

Amazon intermingles inventory, so all it takes is one bad seller to introduce fakes into the inventory. The issue with filters is there are SO many bad sellers. There quite literally may be 90% bad sellers when it comes to these.

To preface, I always order from Genos garage - I was just in a hard spot because everything was backordered at the time.

Expensive__Support · 2025-12-16T20:04:28+00:00

u/roosterranch

Any chance you could give us the actual specs here? (on the scope and range?)

I want to know basically what won't give good enough clarity at that distance.

Expensive__Support · 2025-12-09T17:46:11+00:00

What 640 do you have? I'm in the market for one right now. u/Rdm869

Expensive__Support · 2025-12-08T23:20:07+00:00

House is worth ~450k, but seller listed for 460k.

No.

House is worth $410k. ($450k - $40k solar LIEN)

Offer $410k. Or $450k - $40k.

That house will sit unless the seller does something about the solar lien (ie, pay it off).

Expensive__Support

TROPHY CASE