The kee in PA is to have cash or other desireable item to offer, so the seller has an incentive to take a chance on you. . I was in HVAC for a time so when I had a seller who could not sell at a fair price because the old boiler had rusted thru and distroyed a rear room of the home. Instead of cash I installed a new HVAC system one week after we signed the agreement, and later removed the old systewm and made repairs to the rear room all in accordance with local zoning. I made a great profit and the seller got more for his home than he could have recieved without a large investment. If I had walked away he would have had a new HVAC System installed and paid for. The point is in a state like PA where we have a fair buy sometimes slow market you need to make sure the seller has a benifit in case you default. Think Win Win. Hope this helps.