I do direct mail campaigns with 5,000 letters and it is not uncommon to get zero results.

Like others stated, it's not uncommon to have such a clause. 

As far as the trust, I guess he stablished the trust buy understanding her problem. ( probably she received countless letters from different people  and she connected with him.( she trusted that he was going to deliver)  As far as the % I am pretty sure he got it for we below that, Because Is pretty uncommon that a Cash investor will buy market value. 

It is not uncommon for us to buy and sell without inspections on our wholesale deals.

It’s more common than uncommon.

However, from the above it appears that the $35,000 construction piece will be funded in tranches as the project progresses, which is not uncommon.

So this is a not a real deal, just a hypothetical I made up (although it's not uncommon I encounter something similar.)Just a follow up question though.

I do want to say that your situation is not uncommon.

If so, then the only other thing would be to find a broker to hang your hat under that is ok with part time agents ... not all will be, but it is not altogether uncommon, so you should be able to find one.

With higher rates its not uncommon to see 5+ unit properties needing well over 25% down and many even in the 45%+ with well below market rental rates.