--I'd recommend sitting down informally with your seller, maybe over lunch or coffee, and just having a casual conversation.

You should also have been and continually shopping local smaller banks and CU's working with their commercial lender on something that works, if you have some cash saved, a decent job/income, and a good credit score, you should be able to get fix and flip loans fairly easily from a small bank.

I should clarify that I the ARV is provably 105-110 conservatively and the mortgage (if you shop around) could be 80LTV, so your mortgage would be 88K.

The other draw is Cabela's, which has led to a boom in shopping areas.I also began looking in the Belleville area of Illinois, where my husband and I used to live: some really nice small towns there that are close to Saint Louis, MO.

The CE Shop is also good, plus they offer a lot of continuing ed courses.

I would love to meet up sometime over coffee and talk REI. 

I hate blasting it because it makes the deal less exclusive and makes investors feel like they are getting shopped around.

my understanding is that brokers typically first shop deals to  investors whom they've had previous dealings with, then to other brokers in-house, then to the general public. 

Ultimately, you may need to have some serious work done, but you can shop around for someone who is rated well on angieslist or other resources.

😂You should buy her a coffee, and say thank you for saving your time and money vs trying to find something to fault her on.