HI Abe
I don’t need to see the inspection report.
If the sellers insist on getting $400k and a real estate company things the list price needs to be $360k-$390k, I don’t see how you can make any money on this deal unless you can get the sellers to come down on what they expect to get at closing.
Sounds like the sellers want retail and they are not very motivated.
The only way you can make a profit when doing a Highest Bidder Sale is when you are working with a motivated seller who is willing to take a discount for a fast sale.
If the sellers sold using a real estate agent, they would pay an estimated 6% or $24,000 based on a $400k sales price.
If you’re willing to get the house sold for a flat fee of less than $24,000 it may be appealing to the seller.
Would you do a highest bidder sale for a flat fee of $12,000 or $15,000? Would the sellers agree to this?
Would the sellers accept a cash offer if it were less than $400k if it could close in 2 weeks?
If the answer to the last two questions is yes, then you can put a deal together. Make sure you get everything in writing.