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you can still buy subject to - just make it out to be a formality rather than an issue. something like "Jeff, seriously everything is set but the missus would do me in if she knew i didnt put subject to finance" etc.

the best dealings i have had with rea's is to be upfront. "Hey Jeff, this is what I am looking for. If you get something that ticks these boxes then bring it to me. if it stacks up i can move quickly" that tends to work well. then they wont bring you crap :)