Hi everyone! I made my first post just the other day and was so pleased by the quick and informative replies I figured I would try another one.

My husband and I have the opportunity to purchase a home at a very good...

Most of these terms seem pretty standard, but some are unusual for a HML, such as the 3-yr term, no points, no appraisal, no credit. 

As to the seller of the house, unless there was some unusual language in the purchase agreement or warranty offered as newly rehabbed house, they have no responsibliy since I assume you had an opportunity to inspect during a due diligance period.

The point is, delays are not unusual in short sales and the servicer and mortgagee typically do not have contract language which puts them at risk of entering and losing a contract for lack of performance unless they desire for that to happen.

A 20 day late fee is very unusual and way too long. 

There are several possibilities;Seller wants to sell but has unrealistic expectations; Time will address this.Seller does not really want to sell but if they get the 20% premium, will let it go.Some people just like to start high.Recent unusually high sale that they are trying to to take advantage of.

I found that unusual because usually the sellers will you leave the window blinds.

Me, I was the technician, making sure every "i" was dotted and every "t" was crossed.In my career, you could say I have seen everything, from the mundane to the unusual to the completely bizarre.

Your experience with the back-and-forth on offers and counters is not unusual in real estate transactions, especially when it comes to properties managed by large entities like Fannie Mae.Here are a few points to consider:Market Analysis: Ensure that your offer is in line with the current market value of similar properties in the area.

A couple of the codes you listed looked unusual, if you message me an example of a property with those codes I can try to figure out where they're coming from.