Deal In Bay Area / Marin / San Rafael - How to Make Money??

[Stephen Lombardi]

Insight, Thoughts & Help Wanted!! 

I have been running a direct mail campaign in Marin County and one of my leads is near DT San Rafael by HW 101. The buyer had just brought an agent on to represent her but she reached out to me anyway saying she wants to sell. The agent isn't a dummy & wants 850 (Rough on market price right now) but they will take off 21K if I buy w/o an agent (saved commission) on their end. It deal doesn't have the equity increase potential I need since its in pretty good condition but I don't want to waste a potential deal. 

Agent says they are planning on listing it in two weeks. 

Are there angles to this deal that I'm missing??  I'd love to hear some thoughts, ideas or partner w/ someone if they can show me how to make money. 

What would you do if it was your deal? 

Thanks

SL