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I’d push back slightly on giving references much weight, even with factual questions. They can be incomplete, and the previous landlord may simply want a tenancy ended smoothly. Stronger documentation should normally outweigh enthusiasm on a phone call. A practical next step is to separate...

I would keep the full valuation condition rather than promise AED 156,000 automatically. The cap sounds controlled, but it can still turn a generous offer into AED 156,000 of extra cash exposure. Unless the property is unusually hard to replace, the completed comparables should carry more weight...