Have the realtors draft an addendum stating that you are going to take deed/title of the property at close of escrow, but that the seller is going to "rent the house back" from you for a month. 

Your name may not be on the title… but family will respect each other and honor your role and partnership in the deal.  

Sometimes you get lousy results despite the high price tag, and sometimes you do find a real bargain.

If you used a title company or closing attorney, start with them, right away. 

Eastside got the money to the title company in (as I recall) two days and two hours.  

Different pictures, and descriptions and Title.

A great example is people calling around to find the cheapest title company (@Tom Gimer has discussed this) If you are doing a $100-400K transaction why would you try to save a few hundred dollars for good title work or legal advice.                                        

Providing all data needed upfront and application completed asap is crucial … getting title / escrow / appraisal ordered on a rush is possible as well 

If your answer is "yes" to those questions, then it's a deal and there shouldn't be a worry about a non-refundable down payment...after all it is applied to the purchase price of the property and it is refunded if they cannot provide clear title.  

I offered $5k for an immediate close (no title insurance, payment and deed transfer immediately) and it was accepted?