Never be afraid to ask one little question when talking to the sellers. I was on the phone with a seller asking $20,000 for a $51,000 house with about $3,000 in repairs. I asked her "So if I can pay all cash and close in about 7 days what is the best you can do on your price?" She said that if I can do that and they can keep the mineral rights then she'll take $3,000. Moral of the story, you'll never get anything if you don't ask.
