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None of that stuff you mentioned even matters. What market are you in? Is this the absolute best house for you? Are you willing to keep looking?
If you are in a buyers market and you don't mind looking ask for what you want and if you don't get keep looking. Strong buyers in most markets right now can get what ever they want and can really get a great deal.
I wouldn't buy a house right now unless you are getting a great deal. If you feel like you are just paying what its worth don't buy it.
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