Once in, I'd continue to save a decent reserve fund since I would keep my low cost of living.If I go with an apartment, I could do a house hack in 12-18 months depending on what kind of rent I could get.If you were in my shoes and needed to get a place, would you go ahead and go with the house hack or wait, get an apartment, pay of all debt and get a savings together and then do a house hack 1-2 years later?

I generally agree with what everyone has said about the cancellation policy, I just put myself in their shoes and offered what I could while still running my business.

Well like I said, I am not as much of a pro as these folks, but if I were in your shoes this is how I would proceed.

HELOC is best to get 20% down on another investment property to avoid PMI.Cons: you're tying up all of your capital into this one $525k deal - maybe consider using your equity as a down payment on 2-3 other homes (think of the concept of leveraging the bank's money with only 20% of your own); you can use the VA loan and keep that zero percent down which means the equity in your other 2 homes can be used in emergency situations (assuming you are financially sound enough to buy this $525k without needing to HELOC); remember, HELOCs are pushing 8% these days and they're adjustable and the Feds have already said they're raising rates in December.Being in nearly exactly your shoes, I plan on buying a primary residence with VA loan and 0% down then using equity in my other homes to buy other investment properties at 20% down. 

If I were in your shoes, below is how I would communicate:1.

Unless, that is, the contract had other language.Now put yourself in the seller / agent's shoes. 

You might be able to relate to this as I have been in your shoes before with tax season, etc.

Most people regard it as one of the best books to start with for new investors.I'm reading Shoe Dog right now and it's a great general business book.For podcasts, just check out the biggerpockets podcast.

So I'll offer my 2 cents.If I were in your shoes, I would get the property under contract and then consult with a real estate agent, title company, and a real estate attorney to make sure that this is being structured exactly as it should be to protect both you AND the seller.Ultimately you want to take over her mortgage payments, remodel, rent it out, and collect the cash flow every month.

Something else that bothered me, I have shoes in my master bedroom that have dry rotted.