A range of questions for the experts

[Mr Good]

Hi,

Found a property in a good location, minutes away and no traffic (big problem here) to huge employment areas.

House for sale is on a private side street, custom built 2002, surrounded by 4 other 50 yr old homes on same street. All 5 homes owned by one elderly lady who is in nursing care. Family says they will only keep 1 of the 5.

Strange that all 5 homes are zoned on county records "Duplex". Perhaps the old lady had them all zoned that way in the 1970s, as far as I can tell she has owned them since at least then. In this area, duplex designation just offers more possibilities I think.

The house for sale is 2100 sq ft, 4 bdrm on large 17000 sq ft lot, for this area that's unusually large. It has no garage, just a parking pad. There are two separate entrances and fully separate kitchen/living areas (upstairs and downstairs). I went to city hall and got building permit for this, it took her 8 years to get all of the prop lines redrawn, soil samples, private road widened, enviro crap, geotech, etc etc etc. It is zoned duplex but building is what they call ADU (Accessory dwelling unit). Owner can live in half and rent out the other half. No separate power/sewer meters. House is in excellent condition, like new. 50 yr roof. Big covered deck, very nice touches throughout.

It was offered $365k 200 days ago. Never gone STI. Eventually hit $320k 50 days ago. I offered $300k two days ago and seller is apparently still "putting things together" but my offer was only for 1 day so I guess it's invalid at this point.

I am unimpressed with the real estate people involved. I have little experience, only purchased 2 homes previously. Is it standard practice to tell the buyer he must write a check for earnest money, at time of making offer? My credit score is range 796-819 and I showed that to RE agent. The contract says I have to deliver the earnest money within 2 days. Why should I have to write a check at the time I make an offer? I don't like my checks floating around like that.

Thanks for any feedback about this entire deal.