Hi All, Been a long time follower but first time posting. I am in the middle of purchasing a property and need your help with a creative yet cheap solution. The situation basically is a property was listed for auction with a price guide of $650k (it's in Sydney), it is a bit of a rare find because it's a super large 1 bedder - 175sqm due to being ground floor and courtyard on title, even has a second living room (has a window so it can potentially be converted to a second room (subject to council and strata approval) and also a study room (no windows). Given the Sydney market has been slow and the auction clearance rates are low, I went in with a pre-auction offer after being the only person to turn up to the open house on the weekend before the auction (this Saturday) initially the agent said the sellers had offers around the 710 - 730k mark which I told him it was too much so I won't waste his time, of course he calls back and says he spoke to the other buyers and they are interested but not that interested and told me to put an offer forward as by law he has to submit all offers to the seller. I offered $680k via email, a day later no news, so I called and he said sellers rejected it straight away because other people have offered that price and he would just take it to auction, I asked him how much are they looking at, he said 710 - 730k - again saying there's another buyer, I said.. well has the other buyer signed anything or put in an proper offer he said no but will within the next couple of days, it sounded like bluff to me, so I gave him a final offer of $700k..but also asked him when I'll hear back because i don't appreciate him not telling me straight away and waiting a day if the sellers said no to my initial offer. He then claimed he had issues contacting the seller but kept calling to keep me updated so I won't think he is playing games. My questions are: 1. Now that he knows sellers rejected 700k, he has kept the price guide at 650k - is that legal? Shouldn't he have to contact all interested parties to revise the guide? 2. Any suggestions/creative ideas to scare away any potential buyers to go to the auction? A lot of them might go (he said before the inspection I went to there were 70 interested parties who inspected the property, I am aware that another party has purchased the strata report as I went into the strata management company to do a final check of meeting minutes and there was a record of someone else purchasing a report last week for the same unit. I really want this property and my maximum is $715k (but agent was such a J**k I didn't want to offer that as the seller just said no to my 700k offer no counter offer or anything else. My hope is I am the only one at auction and who knows.. I might get it for under 700k but I just want to do whatever I can to scare away other buyers (if there's any!). I am happy to offer everyone free lunch if you all can turn up to the auction and make no room for legit buyers to come in HA!… ok that is a silly idea! Any suggestions/recommendations appreciated, auction is this weekend.