Thanks everybody! "Make a counter offer" was my gut reaction but spouse isn't so sure. Keeps saying we should consider doing the fix-up ourselves so that we get to pocket the profit instead of some flipper. But I am soooooo sick of the whole construction thing. I'd rather spend my free time puttering around in my new home that running back and forth into town to supervise subs working on the old house. And, what if another family emergency should come along and whack us? Although I don't think we'd have any problems getting a loan to fix up the house - as I said, we own it free and clear - I'd much rather build back up our cash emergency fund than take on additional debt. So, any advice on negotiating techniques or how to pick a counteroffer number? I don't want to leave any money on the table but, if we're going to take the time to negotiate, I'd rather not scare this buyer off by initially countering with too high a value. A local friend who just got her real estate license suggested that we counter at 20% above their offer. But dearly as I love my friend and knowing that she has our best interests at heart, I also have to recognize that she doesn't really have much experience so may not be giving me the best advice. Can I expect a flipper - who sought US out, and has already made two trips out to see the house and now want to make a third trip on Tuesday to "take more pictures and make some measurements" - to be willing to pay at least the appraised "as is" value? I actually think the appraisal we got is a bit low because one of the comps used was a foreclosure sale which pushed down the avg value by quite a bit. BTW - buyer is saying that this would be a cash sale, closing by Thanksgiving, no realtors involved. And Lyfia - you guessed correctly that this is Austin. I suppose anyone who lives here would have recognized the description. Thanks in advance for all advice.

Thanks for all the responses thus far and you have given me the courage to approach the issues. This explains why my DD15 has asked for professional counseling because she has felt anxious and depressed. Initially, I attributed her problems due to the fact that her sister is about to leave home for college and D15 would be the lone ranger at home. The T alluded to the issues with my W to me, but did not go much into details. Now I understand the fear and concerns from my children. I asked my D18, who is about to go to college, who cried and shared with me the same feeling, that was W would jump in and defend her children when a conflict arose between them. My children felt that it was not the SM's place to get in their face so-to-speak, because the conflicts were peer's issues between them. Of course, how can my children respond or defend themselves when the SM confronted them for they were probably scared. They still were the kids and my W was the adult and head of household. For example, my SD14 one day took my D18's rental DVD to her room without saying anything, making D18 pay for the late fee. Then another occassion, D18's set of DVD disappeared, she asked everyone in the house, who all responded "No, I did not take it." Miraculously, the DVD set reappeared 1 month later. D18 had no reason to believe her own sisters took it because they shared 2 adjoining room, so D18 pointed the blame to the Step siblings. I was aware of it, but stayed out, but then my wife confronted my D about why she accused her children of lying. Unfortuntely, my W's action of defending her children, (not young, all in the teens), has made my motherless children feel they had no one to turn to for support because the W now is perceived as being on the other side of the fence to them. I understand life's reality of "step mother, husband's children". WHen push come to shove, the step mother will take care of her own children first. In the same vein, I left a beautiful date who flat out called my children, "b*tches", and demanded all my assets including that of my late wife, left to her when I die.

I'm right there with you, we landscaped our half-acre back yard just over a year ago. The landscaper moved the dirt around and did the hardscape, but I have been responsible for ALL of the plants! I did most of my perennials from starts and most only begin blooming in year two (this year!!!!): echinacea, columbine, lupine, Shasta daisies. My fruit trees are still tiny sticks. Bulbs are nice because they're "full sized" the season after you plant them. But I had the most gratification from adding annuals between my tiny perrenial plants. Most bloom all season long. Some (like sunflowers, larkspur, California poppies) grow really easily from seed, so they don't have to break the bank. With annuals, I could have my lush garden to enjoy while I'm waiting for my perennials to fill in. Hang in there! Stop transplanting your plants, it stresses them out! Grow some herbs! I'm right there with you when you describe being able to see it all there in your mind. But plants need space and time, so find other things to fuss over (native annuals?) while you wait.

There is good in the people. A spirit is emerging of fairness, truth in reporting and a desire to return the people's voice to government. Listen for the authentic candidate who supports the people and stands behind positions for good. The ' can't be done ' days are ending. Don't let anyone make you afraid. Fear is the weapon to keep the change away. Fear of a worse candidate. Fear of other people. When we get together for the right reasons, good things will happen. History shows us we can and have made progress in the past when we stand together. Have no fear, be happy for all the good we can do together.