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There isn't a need for a listing agreement if there is an actual buyer.I would avoid any knuckle head trying to sell you on signing a listing agreement when they have a "buyer".

For you to be in the game 2 years Im impressed and see you are headed to much bigger things.

It's overwhelming when you try to put all the pieces together at once in your head and then you get paralysis analysis, anxiety etc.

I would also suggest giving her a heads-up that there will be an increase at the time of her lease renewal.This will give her ample time to consider her options and make any necessary arrangements.

I think @Jay Hurst nailed it on the head.

I’m looking to start this journey with a full head of state and I’m excited to pick each and everyone of your brains

If it was an amazing piece of property and/or if I offered seller financing with great terms and I marketed it well, it could sell in 1 - 3 months.I'm not sure if we're heading into another 2009, because that was a very extreme downturn, but over the past few years, most people I know have been offering a minimum of 40% of market value for land right, with many of them going even higher.

Key in having a good attorney, he was very good at expediting our docket to the head of the line. 

Rates currently have been heading in the wrong direction over the last month.