I have 5 properties (4 SFHs solely owned and one 11 unit, which is co-owned)   I don't plan to buy anymore properties and take on more mortgages for now until I problem solve my current situation.

This problem won't solve itself.

That will really solve most problems before they ever exist.

Cleaning didn't solve the problem and the carpet has to be replaced. 

I think the methodology of going out and solving peoples problems is timeless, but because the paperwork and instructions suck, and the material being almost 20 years old, I'd pass on this one.

If double closes are in fact illegal in your state and if it is a motivated seller who is FSBO and open-minded, you may be able to get out of this contract and create another one under the name of a disposable LLC so you can simply sell the LLC to your cash buyer and let them do a traditional closing with the title co, no double close necessary.Remember that most sticky situations can be solved with a little creativity as long as it's legal.

My guess is that she had no clue that you didn't have a set up.

Maybe some clues from a  trodden path?  

I have no clue what you mean with "False scarcity" mate.

None of this is true in todays market though, you pay more per month to buy than rent anywhere in our area & frankly the country at this point, so it takes time for both having bought to be worth it and to move out and make cash flow, there are very few if any properties that are “value add anymore” I’d know because I look At 17 counties daily for deals & if there’s one I’d have bought one, heloc’s are bad debt ar this point, usually double digit debt, again all of these issues are solved with those but if your gonna live somewhere for a year or two he would probably rent and no amount of realtor ******** changes that, this market is different than a low interest rate environment and people owe thier clients at least to properly explain that to them.