And I see wholesalers here doing many thing that if they did that with a license they would loose their license.

The price was closer enough to them realizing they better take the deal or loose out to the cash buyer.Sellers know they don't have to wait for loan approval and other hiccups that can happen with financing. 

If a realtor does this it is called a "net listing" an it is illegal, they would be fined, loose their license, and could go to jail.

If you can shake loose a few hours, there are meet-ups of local investors that happen both in Seattle and on the East-side in the Bellevue-Kirkland area as well as one in Tacoma.

But if the loan assumption strategy allows me to loose up more cash , we would be happy to do that if the purchase price  still make sense . 

I do understand that the price may not go up and you will loose money if there was a down turn when you try to sell if you bought at the peak/market. 

I told her that I didn't want to back out of the sale and she stated that the attorneys and courts will have to figure it out because were not loosing 12,000 on this sale. 

And yeah, I can imagine looking at it just for its contracts portfolio wouldn't make much sense as you can loose them in day!

@Chris Bounds here in the DC metro area it is not typical to inspect for termites unless there is signs of it.

If you are personally handling the property and do something found to be negligent an LLC will not prevent you from loosing a lawsuit.