Most sellers today are willing to talk price and terms. You are in the drivers seat, since you can offer a quick closing and no hassles with financing. The only potential problem may be that although folks say they want to sell their homes, when it comes to drastically reducing the prices, it doesn't always happen and that I believe is true in Granger, from what I am hearing and seeing from others who are looking there. I have 3 contracts that went pending in Jan/Feb and in all of them the range of price drops was between $4,000 and $8,000. Nice, but not huge. To my buyers it was enough, but everyone has their own internal "enough" and each person has to figure that out before you start shopping!