Update the appraisal, update the prelim, and finally go out of and back into contract 5 minutes later at the same table. 

Update the appraisal, update the prelim, and finally go out of and back into contract 5 minutes later at the same table.

A lot of lenders may tell you the appraisal is free however its not free if you dont close you will still pay for the appraisal typically (its only free and credited back at the end or at the closing table).The other part is to make sure rates are where you want them to be (low enough).  

Contact Mountain America Credit Union.

This seller is domed by ignorance, and it's not a viable choice for you until he comes to the table with something like an installment sale (aka owner carries the 1st td). 

Sure you might pay a little extra for the house but if you dont want to bring a bunch of money to the closing table, it is worth it. 

I'd like to use the cash offer to get the owner to the table, but get the deal financed.

$3k or so, plus $13k that she's going to bring to the closing table, when she can't make the monthly payment, and she's getting ready to deploy? 

After speaking with a broker in Virgin, UT, I learned that capitalizing on that  Zion national park tourist vacation rental market can be (relatively) pricey and challenging.My investor and I are looking for something close to nature or smack-dab in nature; but, still close enough to modern amenities to resolve any issues should they arise (emergencies/food etc).I learned that if you are in the mountains, you will more than likely not have year round access, no water/rights, 2 hours away from amenities and no management willing to make the drive to check on 1 cabin, needless to say it was a little discouraging to hear. 

I'm curious, what's stopping a hard money lender from just swiping the deal you just dropped on their table?