Some may offer a flat fee instead. 

Instead of stressing over timing it perfectly, focus on making sure the deal still works even if rates shift.Since you’re buying in Norfolk, check if lenders there offer any investor-friendly incentives.

I would like to discuss more about the services you offer. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

We wasted several thousands of dollars with them until we realized that they weren't able to handle the project...After we fired them they turned around and offered me a job ;>) - I politely declined as I don't think the industry is setup to help us. 

The price was lower than anyone else offered.

However, many sellers will not accept an offer subject to an appraisal. 

If you need any help with the financing, Aslan is beginning to offer the Chattel loan very soon which could be a great help.

That doesn't surprise me about NJ, knowing what I do as a person who's lived in the tri-state area for 25+ years, especially since becoming a father and coming to truly appreciate what NJ has to offer offer.

I've thought about making an offers myself but I haven't so far because I don't want any appearance of taking advantage of seniors moving into our care.