Quote from @Brandon Snyder: Adam, that off market inheritance lead sounds like a perfect opportunity for a first purchase.. especially since you’ve already built some rapport with the seller’s family.

lastly I think the sellers in these areas are far more sophisticated than inner city rust belt property owners about values..

@Joel Florek will your bank let you get cash out at closing even if the seller is carrying a note? 

You could also explore seller financing or a bridge loan to give you more flexibility.

They can also give you a better idea of how much you should be prepared to pay so you can cruise through your closing with confidence.And as you plan ahead for closing day, be sure to budget for your real estate agent’s professional service fee too, in case the seller doesn’t cover it.

Because it looks shady to most sellers, in a variety of ways. 

Spoke with the seller a few month prior to contracting.

What I've had clients do in the past is make an offer without a financing contingency where they tell the seller that they are getting a mortgage to close the deal, but also provide proof of assets to show that they can/will close by liquidating the assets if the loan gets declined.

Meaning the buyer cannot take over the seller's existing mortgage.

So, if interest rates are a buyer’s primary roadblock, then I recommend negotiating a rate buydown at a seller’s expense or looking at new construction, where builders are offering rate reductions and other substantial incentives.What if I’m a seller?