I was making mountain out of a molehill, mainly due to my inexperience in this area - not because I want to be difficult. :-)I have written offer and he has countered orally.

I wasn't, it was just a combination of inexperience and stupidity, lesson learned. 

After a few deals and you are seasoned comfortably and you want to pull money out of your retirement accounts go for it.People have learned very hard lessons in RE whether it be flips gone bad due to inexperience, or rentals gone bad due to bad properties and or tenants, you don't want to learn these lessons with your retirement savings.What if you pulled out 50k or 100k of IRA money and invested it at the peak of the market in late 2006 early 2007? 

This may be inexperience speaking, but it doesn't sound like this deal requires much in the way of creative financing.I can offer the guy 135k for the house as well as me covering all closing costs.

Recently, I've started seeing a few properties that I could have done a wholesale deal on, but I'm letting them pass due to inexperience on that front.

I have likely reviewed and underwritten 100+ offerings over the past year and routinely see red flags and deal breakers...inexperience, mis-aligned deal structures, weak offering materials, aggressive assumptions, background check follow up items, under-capitalized sponsors, etc...but the deals still get funded.  

We started in real estate a couple of years ago and due to our inexperience we decided on an ultra conservative strategy in the form of all cash purchases.

The seller's agent wasn't any help because of inexperience.  

But based on the report your personal inexperience and so forth I can see you not going forward with the deal and would not blame you ... 

There were lots of headaches along the way for several reasons, many because of my inexperience.