EXCELLENT story many can learn from.I'm generally suspicious of mentor/mentee relationships in this space because often they involve a person with little experience doing but lots of time spent reading/analyzing wanting to pass their real estate evaluation and statistics hobby down to another.

I do wonder at your monthly PITI and I'm suspicious the home is not in the best of neighborhoods.  

I'm suspicious that these are being taken by investor.  

It's suspicious to me that Zillow says $90k and your agent says $120k. 

I became suspicious once he required the up-front fee and the way he said, "If you feel uncomfortable because of this fee then I cannot be able to continue...."

But a title company expert advised me that quit claim deeds are viewed suspiciously anymore in the chain of title and that there are better avenues for getting the deed.

I'd taken it even a step further, be suspicious, take a look, due your diligence, verify then trust. 

Suddenly (and suspiciously) though her job offer is no longer certain apparently and she is stating that she will not be renting the house.  

Thank you for sharing your approach.I would think that a seller/buyer would really value the fact that licensed professional is involved in a transaction, but in my rather short experience, people out there are suspicious about the motives of a real estate agent vs just regular buyer.

You just have some suspicious timing on your hands.Either way...BookPlaneTicket