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.

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. 

I work specifically with investors and market for run-down properties that I am able to offer to investors I work with exclusively, on top of the properties that are available on the MLS.

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

The price was lower than anyone else offered.

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

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. 

The house is offered to the buyer at the ARV price, and we explain how we plan to rehab the property and its worth after repairs (ARV).The end buyer has to make a commitment of at least 10% of the ARV, provide proof of funds, and other documents required to list the property on our website.

My team offers turn-key properties to investors like yourself and assists with helping get funded on the back end.