Now we're in trouble trying to figure out a way to close this deal without asking for a seller for an extension.

It’s located in my home town, and it truly is move in ready, the homeowner has lived there for 25 years and VERY meticulous about fixing or repairing anything that needs done and she has kept an extensive journal of anything that has EVER been done.

Option 1 normal lease extension of 1 year and explain the lease break fee.

If he asks for any extensions or anything, deny them (assuming you can).

I travel extensively through out CA, the PacNw, Utah and the DC metro area and am excited to learn as much as possible!

I already went to TitleOne and ran an extensive seller background check.

The tree has caused extensive damage; beams are coming down through the ceiling, the AC is leaking, duct work is coming through the ceiling, roof is damaged, etc. 

I have an extensive background in marketing so I can definitely provide value in that area of interest.

From my (extensive) research and long list of books on the topic I anticipate many problems which will just have to be addressed as they come up.

This is not a difference in semantics, put your costs on the HUD and you can refi out 100% of your cost.I have done this many time and written about it extensively on both BP and my website if you wqnt to learn more.