Selling my primary residence

[Jack Cheadle]

I just listed my house a few days ago, the realtor still has not even put pics online nor have we had an open house. She has showed it three times and she just sent me three offers. Bad ***, right? Two of those offers are from her own clients which is whatever. I am feeling some trust issues with her and want your opinions please. She is pushing me a bit to make one of these offers work, but in my mind, could the price be driven up even more if we wait a bit? This is the email she sent me:

"Hi Jack,

Please see the offers below from buyers and advise on which offer you would like to respond to.

The 1st buyer is the buyer I showed the house to and now she wants to move forward. She is approved with Wes Barr with Ameris Bank and her pre-approval letter is attached to the email.

Buyer 1:

Offer price is $138,900

Closing cost $7000(you are actually paying $3000, the sales price was increased by $4000 to cover an additional the closing cost)

Inspection period 20 days-allows time for repairs

Finance contingency period 40 days-to get appraisal ordered after the bathroom is completed

Earnest Money: $500

Lender Required Repairs: $500-(would be the repairs we discussed. If those are done prior to the appraisal being done then there shouldn't be any repairs required.)

Seller to provide a home warranty for $560

Closing date: March 10th (She could close earlier, but she is allowing time for the bathroom to be done and then the appraisal completed)

FHA Financing

Buyer 2 ( He is aware of the bathroom being remodeled and I told him that it would be mid Feb but I couldn't confirm the date):

Sales Price is $134,900

Closing cost is $4047

Inspection period is 15 business days (19 days)

Financing contingency period 30 days

Earnest Money $1000

Seller to provide a Home Warranty of the buyer's choice(The agent did not put a cap on it, if this offer is countered an amount will need to be entered most warranties cost between $500-$600 depending on the features, but they can go up to $800 depending on the additional options selected.

Lender Required Repairs: $1000(This is if the appraisal list any repairs)

30 day finance contingency period

Closing date: 2/17/2017-( USAA usually don't close loans no sooner than 45 days. This date is not realistic, plus this date may not work for the bathroom repairs. If you respond to the offer this will need to be changed.)

VA Financing and buyer is approved with USAA (The lender is not local)

Buyer 3-(The buyer never saw the home-this can be bad because once they see it after you accept the offer they may decide to terminate and the other buyers may no longer be around)

Sales Price-$136,000(Nets about the same as offer #1)

Closing cost $4080

Inspection period 10 days

Financing contingency period is 20 days (Not Realistic)

The home is contingent upon the buyer receiving dreammaker funds from the City of Savannah. The buyer will get a traditional inspection and an inspector from the City of Savannah Dreammaker Program. You will have to repair every item off the dream maker list and if you do not the buyer can terminate and keep the earnest money. The buyer can negotiate repairs from there own private inspection, but for the appraisal and the dream maker program all repairs are mandatory.

Earnest Money $500

Home warranty $550

Closing date March 17th

Conventional Financing for the 1st loan and 2nd Loan City of Savannah Dream Maker program"

Am I being silly to not just take one of these? I suggested that we at least counter that they pay their own closing costs but she disagreed. The big issue to me is that I feel we may have priced the house too low to begin with, but I was going with her judgement on the listing price. It was very difficult to find comps because homes in this neighborhood do not sell often. I am the second owner and it was built in 1969. 

Any advice on how to proceed would be helpful, thanks in advance.