I would go w/ a separate agent to make the offer though and keep your lips zipped.  

Read my lips...

Sellers are often tight lipped and have the attitude "it made money for me" so it'll make money for you so you can pay my price or buy something else.

She is feeding you lip service so she can figure things out.  

Admitting that you shot from the lip isn't a weakness - it's a sign of strength. 

Also make sure to check under the lip of the baseboard if you can see into the wallI'm a big fan of vinyle plank floors, since they are almost industructible, and water proof.

Now that you've advertised how much money you have people will come out of the woodwork to ahem "help you", it would be better to be tight lipped on the amount of capital you have to invest.

I learned early on that loose lips sink ships and you have nothing to gain from relaying information unless you or your client have the property under control or closed.Its a terrible lesson to learn the hard way, but I'm sure that you won't make the same mistake.

@Sarnen SteinbarthWe've experimented with Nest a while ago, but they were tight lipped about their APIs and a bit of a pain to integrate into our system ... this may change with their new ownership, we shall have to wait and see.  

BTW, in my area, Realtors like to drink beer, lose lips sink ships, that's a human intelligence center!