I do not trust the listing agent nor the company they represent, as that company has proven time and time again they are crooked, especially when it comes to property management landlording.

The above has been my experience on several short sales in Florida, representing investor-buyers as an agent.

Not represent others during purchases and sales.

Refinance into a conventional mortgage (Variable down, Interest rates up to 10%, harder to qualify for, lots of red tape) for a percentage of the ARV, the difference between the total cost for the HML and the dollar amount that percentage represents is what you get back in cash.

Did you represent to the seller you are BUYING the property or playing "wholesaler" and have no intention of closing on it?

Hi @Susan HolmesI’m a representative with TransUnion SmartMove.

The challenge here is you need to get original signatures from your real estate agent, your real estate agent's broker, and your title company representative within that time...and then still allow yourself time to mail/drop off the contract.  

Shes a smart move representative.  

It just isn't the case that I am representing them and trying to get top dollar for their house, not in this situation.

If it is MLS listed, my suggestion would be find a good agent in your area, and have him/her represent you in this matter - this puts a specialist on you side.